Taking urban development into our own hands
It’s been fun to document the many new uses for the old house wood that Matt and the Interactive crew rescued from the old house. There’s still a lot left and some furniture/cabinet making still to be done, but we won’t come close to using it all. If you know anyone looking for 26′ long rough cut fir 2x10s and 6x6s, let me know.
Here’s where it all started:
Happy 2021! As the new year ticks over, some may feel hopeful that 2021 presents a fresh slate, although we would do well to remember that actual life doesn’t work like that. I have to say that it’s been difficult to compartmentalize house project updates when so much crazy sh*t has been happening all around us, although I also have to acknowledge that my readers don’t necessarily want to hear my opinions on the state of US politics, sexism, racism, unchecked capitalism, the wanton destruction of our planet or any other intersecting problems that have boiled over in the past year. I’m no expert. I’ll just say that as difficult as many of last year’s stories have been, it’s about time the sh*t is hitting the fan.
OK back to compartmentalizing…
As we shimmy through the denouement of the project proper, here’s where we’re at and what’s to come…
Matt finished his workshop! He has wished for a workshop as long as I’ve known him (about 11 years for the record). He’s made do in our previous places, whether the ‘bike room’ or an uninsulated garage packed with garden tools and other random junk. Never a purpose built workshop. This is a big deal for a maker of things. He promised me he would sit on the floor and cry when it was done and I promised to collect photographic evidence.
Well I didn’t get the tears, but I got some celebratory posing:
Here it is again, starting to take shape:
Now that Matt has a proper place to work, we can move most of the stuff that’s currently in our downstairs flex/guest room and second bathroom into the workshop and finish up those spaces for their intended uses. Then Matt can pick away at our remaining millwork and whittle down this large pile of old house wood that is stacked in our living room:
Beyond the millwork (on Matt’s list), there is still plenty to do (on my list):
Certification: The Passive House Institute likes their documentation. I need to do a final model update and submit for certification, which will mean uploading all the evidence (calculations, photographs, product data sheets etc) and likely a few rounds of back and forth to get them everything they need to – hopefully – issue our official plaque.
Monitoring: I will start with some simple utility bill analysis of where we’re at with energy consumption compared to the model. However, I also want to do proper sub-metering, especially since we have the rental suite within our metered consumption, along with Matt’s workshop.
Solar PV: We only roughed in the conduit for solar PV in the original build to save on our initial costs. Our siting is not perfect for solar photovoltaics, mainly thanks to an enormous and beautiful Garry Oak tree in our neighbour’s yard that brings shade in the summer and also overhangs a good chunk of the south flat roof area. Our next step will be to have an analysis done to optimize the number and placement of panels. My current guess is that we won’t generate enough power given the available exposed roof area to fully offset our electricity consumption, but it will still make a healthy dent in it. And the longer we wait, the better the technology gets, right?
Stuff We’ve Noticed and Living in a Passive House updates: Readers may be interested in how it’s all working out and what’s it’s like living here. Posts on our ongoing observations are in the works. And if you have specific questions you would like answered, fire away.
Beyond this, we’ve been mulling over ideas for a next project. Given the especially eye opening nature of 2020, I’ve been thinking a lot about what a meaningful next project might look like. I’m sure I am not alone in pondering ‘what can I do’ beyond behaving like a proper human being among other human beings and respecting that we do not in fact live on a planet of infinite resources.
Matt made a plea that we wouldn’t start anything new for a year after finishing here. I think I convinced him that what made this project especially stressful was the multi-year disruption to our living situation, moving in and out and back into a construction site over a couple of years. Granted, he has a point. I would like to enjoy not being constantly stressed about it all for at least a few months. We have some ideas though…
With the caveat that “big things” are entirely relative in the context of our current global apocalypse, two big things happened in the past several weeks to signify that we’re (actually, maybe) almost done with our project.
We got this coveted piece of electronic paper:
Yes, we’ve been living here since last Christmas, but we wouldn’t be able to complete the sale of Suite 3 until we had the official Occupancy Completion Permit.
This was one of the weirdest non-events of the whole project. Our neighbours Len and Gail spent 18 months attempting to get this for their character rebuild. The city inspector we had for most of our project – and who we also shared with Len and Gail- seemed to revel in making us do more and spend more. Even if his demands seemed unnecessary or were even incorrect, we had to weigh the time and expense of fighting versus just swallowing the pill for the sake of carrying on.
By the time we got to the end, this inspector was on medical leave; we got a new one and subsequently sailed through the last few inspections, including the final.
Of course, though, it being the city, it could never be quite that simple. I had sent our inspector’s final emailed report, which said that all units were safe to occupy, to our lender in order to close out the progressive mortgage. It was only after they asked for the official permit that I realized we needed something different. I called the City and learned that someone had decided not to issue the official document because our accessory building permit was still open. No one communicated this to me; it just sat in limbo for a few weeks until I realized it was missing. Fortunately, a phone call to our new favorite inspector cleared that up (yes, they had withheld it in error) and our permit was emailed within about 30 minutes.
Now this was an event. We reached an accepted offer at the end of August, with 7 business days to remove conditions. On the last day on which conditions could be removed (and we could therefore be confident the sale would happen), I made a triple chocolate mouse celebration cake. But because it takes all day to make this thing, I had to start well before knowing whether conditions would in fact be removed. Worst case it would be a pity cake.
When our realtors Ally and Dennis shared the news as the final layer was setting in the fridge, I thanked them and said “phew”. It would be a celebration cake after all. As amazing as this news was, though, our initial reaction was subdued. Surely, this couldn’t actually be the end. The natural inclination of a body in motion is to remain in motion. A body in a state of anxiety is inclined to remain in a state of anxiety.
The financial uncertainty of the project has been the predominant source of my underlying anxiety. The sale is relief to this anxiety. We didn’t do as well financial as we’d initially hoped, but hey, we didn’t go bankrupt! A couple blocks away is a house for sale that is half reconstructed. Presumably they ran out of money – which I’ve learned, probably means that they didn’t have the money when they needed it – regardless of how good the end-game looked. It happens more often than we might think, to developers big and small.
There are so many externalities that impact the financial outcome of a project that have nothing to do with one’s ability to solve a problem or wield a hammer. Construction costs have reportedly increased 10% per year over the past 5 years in Victoria. So to have our final cost inflate to 150% of what we’d initially planned for is not surprising (full financial debrief coming soon).
Now that I allow myself to think about it, the fact that we didn’t lose our shirts may have simply been the result of working with people who were invested in helping our project succeed. I’m not sure what would have happened if we had chosen a builder who insisted (or needed) to be paid immediately on invoicing. Or with a lender who was not willing to be flexible. Or extended family who were not able to help out.
Development is difficult and risky. I completely understand why many people working in this field are not actually spending their own money. More typically, there is an investor in the background who has the means to spread their risk across multiple ventures, and then pay someone else to actually do the project so they don’t have to think about it too much.
—
So we’ve sold to a couple (+labradoodle) we’re excited to have as neighbours, at a price that is in the range of what I had expected. We’ll still be left with a giant mortgage, but we can handle the payments and we’ll be able to pay off our other debts. And as we begin to emerge out the other side of financial purgatory, the air is noticeably lighter, and the laughter and silly dances are enjoying a welcome resurgence.
We just passed the 5 year anniversary of starting on this project. And yeah, there’s still a list. I can count the project to-do’s on two hands now, whereas several months ago, I could not even conceive of the full list. Here’s a snapshot of what we’ve been up to over the last couple of months.
I had to get the strata registered, which meant a detailed property survey and documentation that meets Strata Act requirements, plus legal assistance to create the two parcel IDs and file with the Land Title office. $10k later, at least we won’t ever have to do that again.
Matt’s been making progress on his pièce de résistance, his workshop building:
And our interior millwork:
We had to fix our front stair when the nose broke off. And this was already a re-pour of the whole thing.
Kudos to Brian from Interactive for his fancy (and effective) formwork:
We had to build this wired glass overhang as part of the City’s “triplex” fire protection demands. On the plus side, it gave us the opportunity to repurpose and showcase more of the beautiful fir from the old house.
I’ve been tending to the landscaping as it grows in:
Our daughter and her friends are breaking in the hard landscaping. The patterning between the woolly thyme, black concrete parking strips and gravel is visually appealing but also invites leaping between the different segments. What a bonus when kids find pleasure in what we thought were mostly practical choices.
They also love the backyard of the suite for sale. We may have to amend the purchase contract to give usage rights to the kids. Just kidding, but I never fully appreciated the appeal of a simple patch of grass until this summer. I’ve spent more time than I care to tabulate pushing the mower over said grass, mind you, but at least its growth has now slowed. It was out of control for a while there.
When I started this post, I wrote about how I’d go off to work for the day and then come home with great anticipation to discover what new progress had been made while I was away. It was a time when seemingly small finishing details made a big visual impact. That was 3 weeks ago, when I still went to work. With the changes we’ve all lived since then, it’s as if months have passed and I felt like I had to start again.
I’ve been working from home for over two weeks now. Last week I was consumed by the news and taking care of my staff at RDH – establishing safety protocols, deciding when to close the office, making sure everyone has what they need to work from home, playing through future business scenarios. This week, we’re all settling in. I’ve got my computer and desk setup more dialed in (my neck and I both thank my mom for the card table) and I’ve been a lot more productive.
I’ve also looked up more and observed the scenes outside my ‘office’ window at the front of the house. It hasn’t been that long since the construction fencing was removed, so I’m witnessing a big reveal for many passersby. It’s actually quite a dramatic structure and it’s been fun watching the myriad people who stop for a look. They’re pointing to different areas, debating how the units are arranged; many are smiling or at least appearing thoughtful.
A lot of smaller details are being ticked off the list now. The uniquely Passive House pieces are mostly done, and now it’s on to all the bits and pieces that tie everything together and make it look like a finished home.
Jill, Mila-Kate and I spent last weekend working on the soft landscaping. I wanted to be outside and this gave us the chance to interact with many of the people walking by. It was so refreshing to chat with everyone (while still easily maintaining our safe distances). We live in an incredibly engaged, respectful and positive community, even – or especially – in these wild times. I feel very fortunate and more convinced than ever that we are all stronger together. Be safe out there and stay connected.
Hello and happy 2020!
Bit of a rough start to the new decade for me. Yes, we got moved into our suite on December 24, and yes we (just barely) got the suite ready for our tenant to move in Jan 1. But it came at a cost.
Matt was pulling long days building mill work, installing trim and vanities, and a myriad other site tasks that needed doing. I was doing my best to stay on top of our budget, source vanities for our suite, confirm appliance details and delivery, dig into the operation of our Sanden CO2 combi system (which was not producing hot enough water); all the while fulfilling my work responsibilities, doing way more dishes than I like and filling parenting gaps while Matt worked extended hours on the house. I’d be at work all day, then come home to our cramped temporary space, littered with construction tools and debris and a sink overflowing with dirty dishes.
The screech of a band saw assaults my ears from overhead, where our suite has been temporarily converted into a work space. It is dinner time and no one has given any thought to what we might eat. There is no peace and no escape. After momentarily losing it (cue utensil thrown with satisfying force into the sink), I reflect that this must be how some working moms feel all the time (minus the construction debris and band saw noise). Fortunately, this is atypical and I am grateful that Matt and I normally have a well balanced distribution of household responsibilities.
So we got moved in upstairs, thanks to our moving heroes Cam, Peter and Rob; had a nice Christmas Day brunch with family courtesy of Aura Restaurant, then got back to work on the rental suite. Our other hero Renny swooped down and spent two days on the 29th and 30th painting so Matt could finish the cabinet doors and drawers.
Mission accomplished by about 11PM on Dec 31. And then I woke up on the 2nd with a nasty chest cough. After twelve days of suffering with a low grade fever; blowing copious amounts of thick phlegm out of my nose, and being up all night coughing violently, I finally went to the clinic and got on antibiotics. Turns out I had a sinus infection. And hallelujah, after a few days I started to feel like myself again. I now have energy again, and my brain is once again able to juggle multiple competing priorities.
Here’s how things are shaping up. Lots of progress and still lots to do. Is the end in sight? I don’t want to say that just yet, but we are certainly getting closer.
Outside first:
Moving inside, our suite was transformed during one long day from work space to living space:
Our realtors say this is about the point when most people are done. Not actually done because there is still a lot to do; but mentally ready to be done with the thing already.
We’re certainly not lingering on any decisions right now. A critical criteria for any choice these days is “how long will that take?” If it’s not fast it’s simply not an option. We continue to hustle to be ready to move upstairs to our suite, to have the rental suite (where we are currently living) ready for our Jan 1 tenant, and to have Suite 3 ready for listing early in 2020.
Living on a construction site has been, let’s say, unique? My forest green fleece housecoat complete with snowflakes and reindeer was never really intended for public eyes, but so it goes. (It’s definitely too comfortable to not wear). I look forward to not having to sweep the dirt and sand from our suite several times a day. I look forward to not having piles of tools and nails mixed in with dishes that don’t have a home. I look forward to not having to go out one door, along a muddy path, and in another door to then extract my bike from some sawdust covered corner in order to go to work.
We’ve only unpacked the bare essentials and scattered the rest of our worldly possessions among the three suites as out of the way as possible. I did my best to place boxes of things we might need in accessible locations and memorize where I’d placed them. Box with bakewear – suite 1 near the entrance. Box with extra coats and hats – tall one in suite 3. Recipe books – I forget what I told myself about that one because I can’t find it.
I’ve given up on finding that pyrex casserole dish for the time being, and I bought a new issue of Cooks Illustrated with the recipe I needed.
Meanwhile, Matt has been working seven days a week on-site, carving out windows of space and time to work on kitchen cabinets in between jumping in to help Interactive with a long list of finishing tasks: doors, trim and baseboards to be installed and painted in our suite and Suite 2; kitchen backsplash tile installed; CO2 heat pump system installed and commissioned; ventilation system install completed and commissioned.
And that’s just inside. Outside, the concrete guys have been here on evenings and weekends working on three sets of exterior concrete entry stairs, and Abbey Road has made the most of a brief window of availability to make headway on our hard landscaping. On the house’s vertical surfaces, the cedar accents and flashings are now mostly installed, and all that remains is to install the siding and stucco.
If all goes according to plan, we will be in our suite the day before Christmas. Yes, of course, minus some finishes like cabinet doors and drawers, a couple of bathroom vanities and closets, but functional enough.
As a side project to our side project, I did a Pecha Kucha presentation a few weeks ago as a two-year update to the one I did just before our rezoning public hearing, the preparation for which consumed my evenings for a week. Despite the extra work, it was a great opportunity to reflect on what I’ve learned through our project and to share it with others. In a way, sharing is what makes it all worthwhile, and I never regret making time to look outwards and connect with our friends and community.
On that note, enjoy the latest photo installment and thank you for reading. Happy Holidays!
Starting outside:
Moving inside:
Matt observed that I use a lot of exclamation points in my blog posts. My first thought was that I’m just really excitable. Except that I’m not. Then I thought that writing makes me happy, which is certainly true. But really, exclamation points are just so darned convenient.
Yes, maybe they’re a bit lazy. Like if I were to accurately describe my heightened emotional state using words alone then I might elevate my writing to something more than just a conversation among chums. True all this. Yet still. What is a few exclamation points among friends?
If I were to describe my mental state today, exclamation point free, a mere two days before we move into our new not-actually-finished home, I would describe a mix of anticipation about finally being back on our property, albeit not in our actual suite; scattered thoughts manifested as an unceasing compulsion toward list-making; a probably futile drive to figure out a solution that would magically finish the reclaimed flooring in our suite so that we only had to move our piano and impossibly heavy bed once, and compartmentalized denial about packing and being ready for move day (who wants to live among boxes for longer than absolutely necessary, but on the other hand, who enjoys frantically throwing things in boxes as the movers are loading the truck?). The list-making includes things like setting up play dates for Mila-Kate so I can go prep the suites for appliance delivery; making the daily phone calls and follow ups to confirm an HRV delivery; order two more vanities and then figure out what to do when the ones we want aren’t in stock; cancel services at one house and set them up at the other; organize movers; sort out incorrect invoices, find a lawyer to draft up a strata plan. Yeah, I think that was a run-on sentence. Welcome to my brain. And then there is all the regular stuff: staying on top of bills, feeding ourselves, planning Halloween costumes, working, getting in the occasional physical activity and the odd hour of down-time with Mila-Kate and Matt.
Um. So. Yeah!! Phew it was hard to hold those in so long.
Okeedoke, so where are we at? Let’s have a look see.
Outside first:
Moving inside:
Progress continues to be quick and very tangible as we hurtle toward our end of October move-in date. That’s still like six five weeks away right?
One of the advantages of having our ‘enclosure’ all on the outside of the framing is that we can be working on the outside and inside at the same time. Services can be run anywhere and anytime in the main stud wall because the air barrier and most of the insulation are on the outside of the sheathing.
So while Matt has been focusing on the exterior insulation and strapping, the various trades have been flying through the inside. Interactive installed ventilation ductwork, City Plumbing roughed in piping, and EM Electrical ran wires all at the same time. DT Drywall has since covered it all up, followed soon after by INNOV8 Group applying the first coats of paint. All in the span of a handful of weeks.
Phewf, just need to stop for a minute here and catch my breath.
In other news, we had a construction open house a couple weekends ago, which was well attended by neighbours, friends, and colleagues who got to see all the component parts of a Passive House before they’re covered up. Several of them have decided they are moving in!
Here’s how things are shaping up.
Outside:
Moving inside:
It feels good to be moving again. Interactive is hustling to get as close to completion as possible before the end of October, when we have to be out of our rental.
Unfortunately, the stop work delay has led to a crew shortage that we are doing our best to alleviate through Matt’s efficient contributions, and sub-contracting out a couple of tasks that Interactive would normally do themselves.
We’ve been focused on making quick decisions on final orders for things like flooring, tile, lighting, exterior siding, appliances, and millwork. It all has to be ordered now.
We continue to face hurdles with the City. The fact that we have a unique “duplex plus suite” zoning has caused all manner of headache, since this arrangement does not currently exist in the eyes of the building code. Duplex? No problem! Single family + secondary suite? No problem! Duplex + secondary suite? Um…
At the last electrical inspection, the inspector said we needed 4 hydro meters for the property: one for each unit (including the secondary suite which can only ever be a rental given our zoning), plus a separate meter for any shared services between the two suites. Huh? The City ultimately deferred to BC Hydro, citing an obscure memo that seemed to suggest that having multiple meters was one possible avenue, but did not say we couldn’t have less (we’re planning for two, one for each strata unit). I called BC Hydro and spoke with someone who thankfully offered to write an email confirming that from their perspective, we could install 1 or 50 meters – it was entirely up to us who pays for the electricity.
The City has also decided that from a fire and life safety perspective, we have a triplex on our hands. Cue noncombustible siding and extensive fire separations between main and secondary suites. The BC Building Code has put out a revision for public comment that specifically addresses duplexes + suites, but who knows how long that will take to move through the various stages of approval. Certainly won’t happen before the end of October. So we find ourselves only pushing back when a requirement is clearly ludicrous, and sucking up the rest in the interest of forward movement.
With each successive visit to the project over the past few weeks, I feel a little bit more excited and a little less afraid that the project will fail. I am allowing myself to believe that this is all going to come together in the end and we will achieve what we set out to – albeit down a much more circuitous road than we had expected. I am allowing myself to imagine ourselves living in our new space and unpacking our things without having to keep all the boxes. I’m fantasizing about what we’ll do with all our free time. Month-long trips exploring northern Canada and upper Vancouver Island! Haida Gwaii! New York City! Belgium for cyclocross! Gardening! Writing! Ah, dare to dream…
And now for some photos!
Here’s what’s been happening outside:
Moving inside…
