Underground utilities complete/furnace startup

The city electrical inspector arrived to inspect the three new meter bases.  His approval along with new account creation for each of the new services allows for use of electricity within each of the houses (no more stringing extension cord through doors and windows). 

With gas available we were also able to start the furnace in the house with the most advanced taping. With quicker compound drying the tapers will be able to work more efficiently. 

Green sticker means new meters can be installed. 

First ignition of furnace and after some air pockets are released 

Furnace is running smoothly and temporary thermostat can regulate the heat. Drywall compound can now dry properly overnight. 

Underground electrical work complete

As the houses progress through the drywall stage it becomes increasingly difficult to supply electrical power from the temporary pole near the alley. 

In order to access electricity from within the mechanical room in each basement we must have installed electrical panels and three above ground electrical meters installed at the garage. Power is then fed via under ground conduits to the panels. This means the garage must be framed and all the work done inside and out to pass the inspection. This is a multi step process and often subject to delays. 

Fortunately our electrical team has been very cooperative and the concrete contractor put the garage pad in quickly enough that the framers could get the garage walls and roof on (this allows the overhead service to be run from the alley to the garage) and into each basement. 

This is the finished install ready for power and communications lines. 

This awkward trench is where we unearthed the conduit we had buried back in the spring. 

Once inspection passes we will be in a good position to carry out the interior finishing. 

Drywall install nearing completion

The first of the three houses has now had wallboard completion, with the other two well underway. The wall board completion stage is interesting because it always highlights the strengths, and sometimes weaknesses, of a new layout. 

In this instance the key areas of the living room, fireplace and lofty feel of the 11 ft ceiling features prominently. Here are some updates images of the interior space. 

Gas meter install

Atco arrived promptly this afternoon to install the three gas meters. This will eventually allow us to fire up the furnaces that greatly assists us in drying the drywall compound that will be applied during the next phase of the project. 

Drywall phase

With insulation complete we have now delivered the drywall to the three units plus the first boarding crew has arrived and has begun hanging the board. Delivery was difficult due to access constraints at the site, and the lengthy 14 ft board ordered by our contractor. Less joints and seems will result in a better taping job once we progress to the finishing stage. 

Garage slab prep and pour

With the sidewalk and fence project well underway we had the opportunity to prep the garage slab. Here are some photos of the progress and our Russian finishing crew doing what they do best all season long, troweling and finishing large areas of concrete. 

Sound proofing

We are offering our townhouse clients an upgraded sound barrier for the adjoining walls.  The sound wall is about 12 inches thick and involves two layers of dense 5.5 inch mineral wool, along with two layers of 5/8 fire rated drywall and two sheets of regular half inch drywall. This will create a good sound barrier between the units. 

Spray foam

We spray foam the hard to reach areas of the building. In this case we have the usual rim joist ends and a few cantilevers over the doors. We also have the bottom side of a large cantilevered area and the loft deck. Two pound foam is used as it qualifies as a vapour barrier.  

Inspections passed

In order to proceed to the insulation and drywall stage we must pass a series of inspections, as follows:

Electrical 

Plumbing and gas

Fireplace install 

Mechanical 

Building 

These inspections are carried out by the city and involve many requirements. Most notably the engineer as built report is needed by the building inspector who examines the framing.  We were able to fulfill all of these requirements last week and have now moved into the insulation stage. At the rate our insulators are moving we will be taking delivery of the drywall later this week