Fence begins

In order to finish the exterior of the building it is key to do the fence and sidewalks as early in the year as possible. This allows the grading to be done and the landscape material to be completed once the stucco and siding are installed. We are getting a head start by pouring the fence posts in and then we can use that as a partial retaining wall to secure our sidewalk against.  

Duplex landscaping

Our duplex landscaping is starting the long process of maturing very nicely as we reach the peak of summer. The sidewalks and road in front of the house has now been repaired as well. With the feature screen fencing complete we are finally at the stage where we can add the final touches such as the house numbers. 

Heating install

With plumbing in the first unit largely complete, Hvac install can begin. The trade known as 'tin bashing' is a real specialty. Our installer is extremely capable with over 12 years experience and works quickly on large tasks like putting in the furnace.  

Cabinet markout

With the house swept out from the dust and debris of framing, we were able to have our kitchen designer arrive to mark out the locations of the cabinetry. The markup of the cabinets also allows production drawings to be made based on actual dimensions. 

Fireplace framing

In order to achieve an integrated look involving the fireplace, tile, cabinetry and the hearth/mantle and shelving we must ensure the framing is done properly. 

In this application we are tweaking the design slightly to accommodate the fire related requirements of the fireplace. 

In this photo the hearth component of the framing is installed. The front will be tiled continuously and a sliding door to hide TV components will be supplied by the cabinet company to match the kitchen material. 

House wrap and stucco prep

We are using a highly skilled contractor to complete our house wrap and stucco paper and wire job at the three plex. The first layer of protection is the tyvek. The flexible tyvek allows for the imperfections in the wood sheeting to be accommodated. The black paper is used to separate the tyvek from the concrete in the stucco and the wire reinforces the stucco and holds it to the wall. 

In addition to the stucco prep the soffit and fascia material is also installed. The soffit can be either vented or solid. We use as much vented soffit as possible to allow the attic cavity to breathe in winter. 

Fire code challenges

With increasingly stringent fire code requirements for side yard fire resistant construction we are making greater efforts to comply. This is costly in both material and labour. Here are some shots of our fire resistant non wood side roof trusses. 

Fireplace install

We are using the same model of fireplace as in previous projects, a Napoleon crystallo.  With the install on an interior wall we first have to prep behind it for the fire separation. The framers can now complete the remainder of the framing.