Home Improvement Planning

[ellyssian]

For my own reference and planning (mostly):

HVAC and Plumbing Issues

• Problems
1. High radon levels


2. Lack of fresh air


3. Fiberglass ducts on return


4. Pipe in/out of return ductwork cause air to be drawn from cellar/attic instead of living space


5. Fiberglass ducts on supply


6. Insufficient return ducts/returns blocked/improperly installed


7. Direct drain of condensation causes sub-foundation air to be drawn into system when dry


8. Poor airflow to second floor, particularly master bedroom


9. Poor air quality


10. Unusable basement due to air quality, radon, and moisture


11. Moisture retention from showers in both full baths


12. Poor water quality


13. Overloading of filter during summer storms


14. Open pipe on sand mound


15. Septic inspection/possible cleaning overdue


16. Heat pump shifted since installation


17. Half-bath sink repair


18. Inspect/replace washers, toilet internals, etc. worn down by sand pre-filter
• Issues to Investigate
• Negative Air Pressure


• Overpowered HVAC running intermittently


• HVAC drawing too much for the circuit


• Balancing of venting in ducts (no such beast on most systems except very high end ones)


• Incoming air drawn through incidentals and not by design


• Incoming air unfiltered


• Septic tank opening for cleaning


• Draining water softener and dehumidifier
• Possible Solutions
• Install adequate returns


• Install air filtration


• Install pump to drain condensation to the outside of the house (drains to the heavy duty pump next to water treatment)


• Possible secondary air input to provide positive pressure to cellar


• Balance ducts (no such beastie)


• Clean ducts (Current ducts uncleanable fiberglass)


• Replace fiberglass return ductwork


• Replace fiberglass supply ductwork


• HVAC maintenance inspection


• Water softener (and neutralizer)


• Spin-down water filter in front of primary filter


• Septic inspection/cleaning


• Re-cap sandmound pipe


• Lift and fill gravel under heat pump
• Future Considerations


• Add dehumidifier in basement if moisture isn't resolved by fresh air flow


• Add radon remediation if levels aren't acceptable with positive pressure


• Add additional water purification measures if indicated


• Investigate greywater potential (no way I'm going to retrofit a separate plumbing for sinks/tubs vs. toilets, so there's no point keeping this on a project list with a year time frame!)
• Insulate attic (I can do this once the stairs are added)

Electrical Issues

1. Current circuit does not seem to handle current load


2. Initial tripping of faults


3. Revised HVAC system - new wiring and changed load


4. Generator


5. Outlets and lights in Justin's room - flourescent ceiling fixture; closet light; left & right storage areas;


6. Lamposts along driveway


7. Additional outlets in garage : 2 quad boxes (family room wall & window wall)


8. Additional outlets in basement : 2 quad boxes on ceiling, 1 quad between windows; outlet for dehumidifier; outlet for softener/pump; outlet for radon fan

Justin's Room

1. Add drop-down stairs/access to attic


2. Finish flooring/floor insulation in Justin's room


3. Frame Justin's room (Justin's electrical work should be done after framing/before further work)


4. Complete Justin's HVAC connections


5. Insulate roof


6. Insulate walls


7. Install wallboard


8. Paint


9. Install rug

Progress reports are in the comments!

Comments

[d2leddy.livejournal.com]

What's "greywater" and "greywater potential"?

[ellyssian.livejournal.com]

Greywater systems deal with, basically, the non-toilet outflow. They require less processing, and don't need a full-out septic system.

I'd like to have the greywater exit to a bog where plants can easily do the minimal processing required to "reabilitate" the water. Figuring out whether or not it's feasible to actually implement such a system - plumbing-wise, law-wise, and bog-wise - is where the potential comes in.

Community regulations as to what is needed or allowable vary considerably - I'm still just beginning to explore this, and I'm not really seriously considering it for the house. It involves making sure the drains for sinks/tubs/washing machine don't mix with the toilet drains, which is much easier to do when building a house.

For me, it's something I've been wondering about since some time in elementary school, so it's nice to see that it's now got an official name. It's not so nice that people are concerned with minimizing the flow through a greywater system - my thinking on this, admittedly without any data to back it up, is that if you use a natural wetlands to handle it, you're actually better off with a higher rate of flow. You get the benefits of cleansing the water and providing a type of habitat that is dangerously decreasing.

[luis-mw.livejournal.com]

So, not a lot to do then. What will you do for the rest of the weekend?

[ellyssian.livejournal.com]

Drive 600+ miles, loading a bunch of stuff into a van halfway through that distance, and then unloading it at the end... why? =)

I actually don't plan on doing most of the real, actual work - except to schedule it with the HVAC guy and the electrician and so on...

September 26, 2006

[ellyssian.livejournal.com]

I'll give it one year - some pieces should be done ASAP, others will wait until early 2007; the follow-up ones are the only ones that should wait until next fall; I'll strike things out as they're resolved/completed and note the progress down here

November 29, 2006

[ellyssian.livejournal.com]

After many failed attempts to convince a plumber and an electrician to take my money, I contacted an HVAC company that will handle a lot of the HVAC and plumbing issues. It was nice to talk to someone who knew more about what may or may not be needed than I do - and he knew how to schedule appointments, as well. The sandmound pipe repair will definitely be in the septic guy's hands, so I'll get a hold of them next week for an inspection, the repair, and maybe a complete emptying.

December 1, 2006

[ellyssian.livejournal.com]

Heat pump annual inspection; water test to see what's needed in way of water treatment

December 2, 2006

[ellyssian.livejournal.com]

Septic guy will stop by when in the neighborhood to address the pipe repair; plan on getting cleaning done in the spring; confirmed we will need to expose the two openings buried between the pipe in the yard and the sandmound (i.e. the front yard.)

December 4, 2006: Ductwork/HVAC design-guy consultation (Dave)

[ellyssian.livejournal.com]

• Replacing fiberglass & 2/4 returns with steel ducts - this will actually allow the air to flow instead of starving it, and it will prevent the fiberglass from disintegrating and flowing into the house. It will also provide a *cleanable* surface, as mold and mildew can get a hold into the fiberglass and live quite happily there.
• Installing a radon remediation system to reduce the radon levels below the foundation.

December 13, 2006: Meet with contractor (Bill) about Justin's room

[ellyssian.livejournal.com]

...discussed what was needed, took measurements, etc. Work would start in the third week of January, at the earliest. Coordination with Louis (electrician) and Dave will be needed. Bill suggested getting a sub-panel installed in the garage, to make future wiring needs easier.

December 14, 2006: Dave called with numbers for radon & dehumidifier - both look good;

[ellyssian.livejournal.com]

• he's still waiting for more information back to provide before providing other quotes;
• needs to stop by tomorrow and take a few more measurements;
• I let him know about Bill's timeframe for starting and that the return would need to be in place prior to doing the room;
• radon system will continue out from both installed pipes, exit out, and vent along the roof line;
• dehumidifier will be mounted on a stand, and a condensate pump will exit the moisture out, as well as take care of the heat pump condensation;

Dave stopped by to take some more measurements

[ellyssian.livejournal.com]

• Work on radon remediation and dehumidifier installation will start next week
• Dave will contact Louis to have him check out the panel and see what - if anything is needed - to make it more robust
• The radon fan will be on its own 110v circuit
• An outlet will be needed for the dehumidifier (one of many new drops needed for the cellar - it's only got one pair of outlets!)
• Dave is still working out the numbers for getting working returns installed and replacing fiberglass ductwork
• The attic stairs will make that return much easier, and that return needs to be in place before Justin's room can be completed
• Supply ducts and a return will also be installed in Justin's bedroom
• Realized the installation of the upstairs return from basement to garage near the water faucet would require relocating that water supply - I really don't feel comfortable having a faucet in the sheet rock in the back of the garage (saw it running when we first looked at the house, and mold/moisture/rot is inevitable) so removal will greatly simplify matters
• Numbers on the dehumidifier were wrong, actually a lot lower, so that's good!

[ellyssian.livejournal.com]

Aprilaire High Efficiency Air Cleaner - this is the unit that will be installed.

[patrixa.livejournal.com]

Good. All of you will benefit, I know. It's exciting read the progress reports.

Plumbing/HVAC Contracts

[ellyssian.livejournal.com]

Dave stopped by, contracts are signed, and the work is scheduled.

On Wednesday, they will install a Master's water treatment system NS-30 T neutralizer/softener with by-pass.

On Thursday, Dave will be there to install a Nutone fan and the PVC piping for radon exhaust and the dehumidifier and condensate pump.

December 18, 2006: Sandmound Cleanout Repaired

[ellyssian.livejournal.com]

The guy from the septic service stopped by and took care of the repair on the pipe. Done!

December 20, 2006: Water Treatment

[ellyssian.livejournal.com]

The plumber installed the Master NS-30T water softener and neutralizer. That needed to drain somewhere, and, in absence of a sump or floor drain, he added in a heavy duty pump that routs the flow into the septic system.

New electricity line added to power regeneration control and pump.

December 21, 2006: Dehumidifier & Radon Fan Setup

[ellyssian.livejournal.com]

The fan is delayed by the holiday shipping; Dave came by and did the dehumidifier and set up for the radon;

He ran PVC pipe from the outlet under the slab to a Y that exits outside, and from the outlet in the floor up to the Y. He also installed the electrical hookup for the radon fan. All they need is the fan! =)

He installed the dehumidifier, added an outlet for it and the condensate pump, and ran line from the condensate pump to the heavy duty pump that will send the water into the septic. He also relocated the basement floor exit of the heat pump condensation line into the condensate pump. When he returns with the fan, he'll plug that hole, which will also help reduce radon entering the room or getting into the AC system.

Dave also delivered the quote for the next stage of the project:

• Remove fiberglass supply and return
• turn blower unit


• Fabricate and install galvanized sheet metal duct for supply and return in basement


• Install Aprilaire M#2200 air cleaner
• Externally insulate the new sheet metal supply and return
• Cut 14x14 opening in dining room & living room floor to accommodate new return floor grates
• Seal all duct seams with mastic air seal
• install new return duct from basement main to Justin's bedroom
• install 14x14 return in ceiling of Justin's room
• install insulated flexible duct from new return duct to new 14x14 return box
• install 30x14 ceiling return in hallway at bedroom area
• install 4 10x6x6 wall boxes and 4 10x6 wall registers in Justin's room
• install 12x6 galvanized sheet metal duct in floor joist in Justin's room
• seal and wrap 12x6 with foil foam insulation

We won't be able to initiate that until January, but it takes coordination with Bill as far as the construction of the room goes, and that's looking at the 3rd week in January at the earliest.

December 26th: Radon Fan Completion

[ellyssian.livejournal.com]

Dave came by today - FedEx finally made it there with the fan, so he and Mike installed it, and Dave sealed up the hole in the floor where the heat pump used to drain, so both pieces of this stage of the project are now done.

I'll get in touch with him in January to start the next stage and replace the ducting.

January 4, 2007: Reviewed proposal for Justin's Room

[ellyssian.livejournal.com]

I've reviewed Bill's proposal for Justin's room, and it looks good. Bit more costly overall than I'd like, but in line with what I had expected.

Now it's up to me to get a hold of Bill and Dave, and possibly Louis and the carpet guy and go from there.

Cost-wise, at first glance, is that affording electrical and carpet might not be possible this year, which will be rough. At least it will be closer. =)

January 14, 2007: Ductwork in Progress

[ellyssian.livejournal.com]

The guys dropped off the supplies on Tuesday, and worked on them Wednesday and Thursday.

The ductwork is assembled, insulated, and awaiting installation. Return vents installed in library and school room, awaiting hookup when the ducts are installed. The garage faucet has been removed, and the pipe sealed off (it was in the way, and never used anyway.) The opening from basement to garage and from garage to Justin's room was completed. The supply in Justin's room had insulation uncovered and is ready for further work.

They held off working on Friday to return Monday, as the forecast held for warmer temps which is nice when you don't have heat for the day.

January 17, 2007: Ductwork Nearly Done!

[ellyssian.livejournal.com]

The air filtration is installed; the old fiberglass ductwork has been removed and the steel ductwork is installed.

The returns on the first floor are completed, the supply ducts are all connected. The second floor returns still need to be hooked up, and some finishing work is needed.

I talked with Bill, and we'll be meeting tomorrow night to discuss the completion of Justin's room.

January 18, 2007

[ellyssian.livejournal.com]

Ductwork is done, everything is insulated. The guys did a great job, and the air quality is already noticeably better.

Spoke with Bill tonight. He'll be working out a schedule and getting back to me and we'll start.

He's going to take care of the electrical needs for the room itself - including putting a junction box in the crawl space/closet so further connections (for the garage and the outside lighting down that end.) Will make that work much easier. I've got to find a light fixture for the room and they'll install it. They'll also put up lights in the closet and both crawl spaces.

First up, though, will be the stairs in the hall, up to the attic. We peeked in. Damn, there's a whole frickin' house up there. It looks to be about 12' high or more (could be 20', even, hard to tell) and maybe 50x50', almost uninterrupted. So. Might need to buy more plywood flooring for up there - the few sheets of old stuff in Justin's room are going to be relocated, but they won't cover more than a tiny bit. If we ever decide to finish some of the space up there, we could probably fit a small manufacturing facility or an apartment building... positively cavernous, really...

...I'm still in awe. =)

January 29, 2007: Justin's Room Started

[ellyssian.livejournal.com]

The drop down stairs are installed, but not yet pull-downable. They might need to finish the flooring and then hop up above to finish. Should be done tomorrow, but as no one is home but me and I didn't talk to the guys today, I may be missing something in my analysis.

The flooring/insulation in Justin's room is about half-way done.

I expect to see some framing and/or electrical in place tomorrow when I get home, as well as the completion of the floor.

Expected time to completion (minus the rug, which we still have to coordinate with the rug folks) is 2-3 weeks depending on spackle/paint dry time.

January 30, 2007: Attic stairs done, Justin's floor done!

[ellyssian.livejournal.com]

Crossed a few items off the list for Justin's room.

There's actually a small amount of work left to completely finish off the stairs, but that's relatively easily done.

They've got the entire floor done in Justin's room, and they've started the wall framing - the left side is done, the right side is in place but not nailed down. They've got to frame the closet, and then I expect they'll move into the electrical and/or go into insulating the roof/walls.

Looks good!

January 31, 2007: Framing Done

[ellyssian.livejournal.com]

The guys finished the framing today - the two 4' walls with doors framed to allow access to that storage area, and the closet. The outlet boxes are placed around the room, with wires running from one to another - outlets and hooking up the wires remains.

Spoke to Dave @ Air Dynamics, and he'll talk to Bill tonight to coordinate getting his guys in on Friday for completing the vent work and sealing the one loose duct downstairs.

February 2, 2007

[ellyssian.livejournal.com]

The roof is now completely insulated, as is the outside wall. The two drop walls (framing only at this time) will also be insulated.

The supply and return ductwork is in place in Justin's room, so once the walls are insulated the heat will be turned on there. There's a crawlway down the front of the house (over the porch) that is uninsulated, otherwise we could heat the space now.

Some more of the electrical is done - saw the closet light fixture, they moved the light switch from the wrong side of the door (i.e. for some idiot reason the original builders required you to walk in the room, close the door, and then you could get at the switch) to the right side. They ran conduit and everything down to the box in the cellar. Should be good to go pretty soon.

A couple of sheets of drywall are up on the ceiling, so it's starting to look like a real live room. =)

Saturday. February 10

[ellyssian.livejournal.com]

So I've been remiss in updating. The insulation is done, the walls are up, spackled, sanded, and primer'd (or base coat'd.)

Justin picked out Forest Moss for the walls and Pale Avocado (same link) for the trim.

They've got a bit on the wall so you can see how it looks, and the trim pieces are painted (not assembled yet.)

They've got a stopper on the door hinge to prevent it from opening into the ceiling, and will put one on the closet door as well.

The guys expect to be done on Tuesday. I expect to go to the carpet place tomorrow, and will hopefully get that in sometime next week, ASAP, if possible.

Air Dynamics

[ellyssian.livejournal.com]

Forgot to mention, Air Dynamics came by the other day to take some pictures of the ductwork to put up before and after photos on their site.

They aren't up yet, but I'll post an update when they are!

February 26

[ellyssian.livejournal.com]

The guys from Air Dynamics are here - they're sealing up the holes in the basement ceiling from the former returns. While we were down there, I was checking the salt levels in the water softener and I noticed it was a bit cold. Also noticed some leaves on the floor. Turns out one of the cellar windows was knocked open.

Not sure how long its been in that state - I expect not long at all - but that's something else to keep an eye on. It was a (very) low priority to replace the windows with something else, and that's just gone way up in priority.

The guys from Steve's Carpet will be here later this week to install the carpet, so it looks like Justin will be moving his stuff on the weekend.

February 28

[ellyssian.livejournal.com]

The rug is in - Justin's room is now complete. The former returns have been sealed off in the basement.

Justin has already moved in his closet stuff and gathered much of the loose items into totes so we can get at the bed and move that. It goes in first, then the dresser, two shelves, and desk. After that, he can move the rest over by himself.

Re: February 28

[nhmetalchick.livejournal.com]

cool, so where's the before and after pics?

Re: February 28

[ellyssian.livejournal.com]

Deb has them - with her spiffy new digital camera - but she refuses to post them to a site so I can link to them.

You'll need to twist her arm, and I'll link to them.

Of course, she's more likely to just e-mail you the pics. =)