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General => Owner-Builder Projects => Topic started by: upa on August 24, 2009, 12:13:05 AM

Title: 16x32 1 1/2 storey, Manitoba
Post by: upa on August 24, 2009, 12:13:05 AM
I want to start off and say how extremely helpful I have found reading this forum, like may others I found it inspiring and decided to start building  7 weeks ago. As the title describes I decided to build a 16 x32 one and half story structure. I had built a couple of sheds in the past but this is certainly my most ambitious project to date as a solo builder . I forgot to take pics for the foundation, but essentially it's a concrete piered/crawl space foundation.Took me about a 2 weeks to excavate, frame and pour the concrete(http://members.shaw.ca/przemek123/house/1.jpg)
Me and my two boys throwing up the framing. (http://members.shaw.ca/przemek123/house/6.jpg)

(http://members.shaw.ca/przemek123/house/8.jpg)
(http://members.shaw.ca/przemek123/house/8.5.jpg)
(http://members.shaw.ca/przemek123/house/9.jpg)
(http://members.shaw.ca/przemek123/house/10.jpg)
(http://members.shaw.ca/przemek123/house/12.jpg)
Title: Re: 16x32 1 1/2 storey, Manitoba
Post by: upa on August 24, 2009, 12:21:13 AM
A few more pics of the progress to date
(http://members.shaw.ca/przemek123/house/15.jpg)
(http://members.shaw.ca/przemek123/house/16.jpg)
(http://members.shaw.ca/przemek123/house/19.jpg)
(http://members.shaw.ca/przemek123/house/21.jpg)
(http://members.shaw.ca/przemek123/house/22.jpg)
(http://members.shaw.ca/przemek123/house/25.jpg)

I am of course now starting to feel the summer end and feel the pressure to dry the structure in.
Title: Re: 16x32 1 1/2 storey, Manitoba
Post by: TexstarJim on August 24, 2009, 06:01:35 AM
Its looking terrific and I'm very impressed with your work.  Keep us updated [cool]
Title: Re: 16x32 1 1/2 storey, Manitoba
Post by: Dave43950 on August 24, 2009, 07:36:36 AM
I like it :)

Are you putting sliding glass on the back there?

(http://usera.imagecave.com/Thydez/Untitled.jpg)

And do you have a set layout yet, or just playing it by ear?
Title: Re: 16x32 1 1/2 storey, Manitoba
Post by: upa on August 24, 2009, 08:24:35 AM
Yes, that indeed is the spot for a 6ft wide slider and it all is very much playing by ear. I am trying to keep the interior layout as open as possible.  I did not really have a set of plans, other than some rudamentary drawings I drafted. I basically just upscaled a 8x12 shed I built from scratch a few years ago.(http://members.shaw.ca/przemek123/shed.jpg)

Things seems to change on the fly frequently. Originally I had planned for a covered deck and a large single shed dormer on the back side but time has become my enemy. I only have the weekends by myself now and I started to realize I might not dry in before the fall rains so I scaled back the original plans and might just retro fit them next summer or maybe not. I guess that is the beauty of being your own builder, just do whatever hits your fancy that day.
Title: Re: 16x32 1 1/2 storey, Manitoba
Post by: Mike 870 on August 24, 2009, 08:49:07 AM
How tall are your walls in total, first and second floor combined?  I'm trying to visualize how high certian designs will look on a 16 wide cabin.  Looks good, I like that shed a lot too.
Title: Re: 16x32 1 1/2 storey, Manitoba
Post by: upa on August 24, 2009, 08:59:14 AM
8 ft interior walls on the first floor, 4 ft half wall on the second story with an additional 5 1/2 feet down the center to the ridge beam, dormers are 6 feet wide,  overall height is about 20 feet.
Title: Re: 16x32 1 1/2 storey, Manitoba
Post by: MountainDon on August 24, 2009, 09:54:11 PM
Hi upa! Looking good!

Where about in Manitoba? I was born and raised in Winnipeg and lived there till '85.  Looks as flat as I remember it too. Greener than NM though.


Title: Re: 16x32 1 1/2 storey, Manitoba
Post by: upa on August 24, 2009, 11:49:18 PM
Wow, small world. We made the opposite move when we crossed over from New York State to Manitoba about 15 years ago. Our digs are a formerly abandoned farm about an hours drive south of Winnipeg on the Minnesota boarder. Fortunately we get a daily dose of Americana once to two times a day as a US military blackhawk or CBP does a boarder flyby.  Occasionally they stray over onto the Canadian  side to see what we are doing, they must really miss us ::) It's that or they think we are growing some funny tobacco ???
Title: Re: 16x32 1 1/2 storey, Manitoba
Post by: upa on August 30, 2009, 10:20:08 PM
Some progress this weekend on the roofing, got all six windows on the main floor in, skylight and chimney for the wood stove also made it in. Can I mention I hate roofing d*. Thankfully Tim, a good friend and neighbor came by and provided much appreciated help.

(http://members.shaw.ca/przemek123/house/34.jpg)
(http://members.shaw.ca/przemek123/house/35.jpg)
(http://members.shaw.ca/przemek123/house/36.jpg)
Title: Re: 16x32 1 1/2 storey, Manitoba
Post by: upa on September 05, 2009, 04:37:44 PM
A little more work this week end, the front door made it in and I hooked up the wood stove to the chimney, just as well it's starting to get cool a night. I am actually starting to think I might have her closed in soon.
(http://members.shaw.ca/przemek123/house/37.jpg)
(http://members.shaw.ca/przemek123/house/38.jpg)
(http://members.shaw.ca/przemek123/house/39.jpg)
Title: Re: 16x32 1 1/2 storey, Manitoba
Post by: HomeschoolMom on September 06, 2009, 11:10:34 AM
It is fun to watch you progress so fast!   ;D
Title: Re: 16x32 1 1/2 storey, Manitoba
Post by: upa on September 06, 2009, 04:25:11 PM
HomeschoolMom, thank you for the kind words of encouragement. I can't beleive how quickly the last two months have gone by. I suspect it has something to do with the fact that I am really enjoying the construction process. I think my wife and the bank account are looking forward to me slowing down once I dry in, at least that's what the plan is:)
Title: Re: 16x32 1 1/2 storey, Manitoba
Post by: Sassy on September 07, 2009, 02:07:28 AM
Wow, you have really moved along fast!  Looks good & I love that little shed you built!
Title: Re: 16x32 1 1/2 storey, Manitoba
Post by: upa on September 07, 2009, 10:49:47 AM
Thank you Sassy. I built my first masonary wall on that shed. I happened to pick up a couple tons of cheap bricks from our local habitat store and just went to town building it, learned alot about the importance of proper headers and level, plumb on that project. Funny enough masonary is not very forgiving if don't keep those in mind. ::) I am hoping to do something similar on this project ,perhaps a cultured stone front facade. I think it should turn out ok  ???
Title: Re: 16x32 1 1/2 storey, Manitoba
Post by: upa on September 09, 2009, 03:56:57 PM
For anyone that is interested in a similar project, I just added up my receipts and it looks like my "dry in" material budget(+ my "free"labor) is coming close to my initial target at just over $12000 CAN$ or about $12-13 per sq/ft. This appears to be very similar to the cost in US dollars. I have been pricing building supplies locally and across the border, some items are more expensive here and some more in the states, irrespective of currency fluctuations the net difference appears nominal at this point. I am still shooting for a conservative $25 per sq/ft finished cost. It's probably going to be tight, but a fella has to make targets to shoot at. ;D
Title: Re: 16x32 1 1/2 storey, Manitoba
Post by: cabinfever on September 10, 2009, 05:10:41 PM
Nice work, upa! Mine went up much faster than I thought it would, too. Like you, I found I enjoyed the work. I also found that I prefer working alone - it has a meditative, zen sort of feel - 'carry water, chop wood' as the monks say.
Title: Re: 16x32 1 1/2 storey, Manitoba
Post by: upa on September 14, 2009, 10:36:55 AM
My dear wife steered me away from the planned slider and had me put in 6ft double outswing french doors. It got me thinking that I really need a deck for it to outswing to, so now I am back to my original plan of building  a covered deck on the back end of the house. It might be a bit of a gamble to pull off before the weather goes sour :-\ but here we go anyways.
(http://members.shaw.ca/przemek123/house/41.jpg)
(http://members.shaw.ca/przemek123/house/40.jpg)
Title: Re: 16x32 1 1/2 storey, Manitoba
Post by: poppy on September 14, 2009, 09:43:39 PM
I'm with your wife on the french doors; never did like sliders.
Title: Re: 16x32 1 1/2 storey, Manitoba
Post by: upa on September 20, 2009, 10:03:10 PM
Another weekend has come and gone, got the framing for the rear covered deck done and some of the roof sheathing up.
(http://members.shaw.ca/przemek123/house/43.jpg)
(http://members.shaw.ca/przemek123/house/42.jpg)
Title: Re: 16x32 1 1/2 storey, Manitoba
Post by: upa on September 27, 2009, 09:07:03 PM
A little more done this weekend, dry in is in sight. Again for anyone who is interested in planning a similar project my time investment up to this point is approximately 440 hours.

(http://members.shaw.ca/przemek123/house/44.jpg)
(http://members.shaw.ca/przemek123/house/45.jpg)
Title: Re: 16x32 1 1/2 storey, Manitoba
Post by: Sassy on September 30, 2009, 01:22:35 AM
Looks great!  You've gotten a lot done in that amount of time  [cool]
Title: Re: 16x32 1 1/2 storey, Manitoba
Post by: upa on September 30, 2009, 09:39:54 AM
Thank you again Sassy, you are too kind. I just thought it would be interesting to comment not just on material cost but also the time factor. As a relatively novice builder I always find the time budget the most difficult to establish  ??? and keep.
Title: Re: 16x32 1 1/2 storey, Manitoba
Post by: upa on October 18, 2009, 11:51:13 PM
No pics but I am happy to report that the roof is complete all the windows and doors are in. I am officially "closed in"  as of today.  ;D yeah!!
Title: Re: 16x32 1 1/2 storey, Manitoba
Post by: upa on November 23, 2009, 02:18:57 PM
Have not posted in a little while thought I would share some of the work in the last weekend. I have pretty much decided the exterior siding will wait until the spring and have focused on insulation, moving bits of furniture in, working on next years woodpile and built a 8x8 shed that will likely house my batteries, inverter, etc.

(http://members.shaw.ca/przemek123/house/futon.jpg)

(http://members.shaw.ca/przemek123/house/shed1.jpg)

(http://members.shaw.ca/przemek123/house/wood.jpg)
Title: Re: 16x32 1 1/2 storey, Manitoba
Post by: MountainDon on November 23, 2009, 02:38:02 PM
Got any Birch? I used to love the Birch I could get.


We had brown wall paper or a while inside too.  ;D


There are many of us who'd like to here aboiut your power setup.
Title: Re: 16x32 1 1/2 storey, Manitoba
Post by: upa on November 24, 2009, 04:01:59 PM
Don

Fortunately we are blessed with over a 140 acres of poplar, birch, willow,pine and oak trees on the property, all of which burn quite nicely.

Yeah, the insulation,furniture and pictures on the walls are a little ass backwards but it's letting me enjoy doing work indoors   c*

As far as the "powershed" the intention was to have a dedicated space for energy resources outside the house that is actually quite similar to your approach. I have a bank of flooded cells that I need to vent outside of the house and I wanted to keep the occasional din of the inverter /charger plus gas generator be kept at a minimum. For the moment I still rely on the generator to top off the batteries every couple of days as I only have about 100 watts of solar panels. Ideally during warmer weather I feel I could get by with 400 watts with minimal generator aid, maybe next year. I envision also a small propane supple being housed here,perhaps two 100lb tanks. All of these items would be suitable segregated and appropriately vented.
Title: Re: 16x32 1 1/2 storey, Manitoba
Post by: upa on July 12, 2010, 02:09:46 AM
Finally got an opportunity to some exterior work/siding. It seems like things are progressing slower and slower but at least they are progressing ;)

(http://members.shaw.ca/przemek123/cot1.jpg)
Title: Re: 16x32 1 1/2 storey, Manitoba
Post by: TheWire on July 12, 2010, 10:43:10 PM
Looking good.  What kind of stone is that on the front?
Title: Re: 16x32 1 1/2 storey, Manitoba
Post by: upa on July 13, 2010, 11:03:45 AM
I have built full stone walls before but the original plan was to cut down on install time and weight and use a cultured stone product. I was virtually with a few minutes of buying a ton of cultured stone when I came accross another product I ultimately installed called polyroche.
It's a polyurethane siding made to look and feel like cut face stone. It's super easy to install, not unlike vinyl siding, light, and took half a day vs likely 10 days for a full masonry wall. It also is waterproof and has a R value of 5.5. Under the siding I also installed  a fan fold 3/8 inch polyurethane, alluminized siding underlay(Green Guard) with a R of 3.5. So in addition to the fiberglass batts at least my north wall has a insulation value of R29.

Here is a close up shot of the product.

(http://members.shaw.ca/przemek123/rock.jpg)
Title: Re: 16x32 1 1/2 storey, Manitoba
Post by: Tom on July 15, 2010, 07:30:39 AM
You mentioned the types of wood that you will burn. I've heated with wood for most of my adult life and have been blessed with an abundance of hardwood. The common theme here in Michigan is not to ever burn pine due to the creosote build up in the chimney, raising the risk of fire.
Please don't misconstrue my comments. I'm not criticizing. I'm just wondering what you do to decrease your risk of fire. Do you clean your chimney frequently?
Nice place, by the way
Title: Re: 16x32 1 1/2 storey, Manitoba
Post by: upa on July 15, 2010, 09:39:08 AM
Pine would not be my first choice of woods to burn but occasionally some falls into my wood pile. The local electrical utility recently came along and cut over 3 cords of mixed pines and poplars that were encroaching on overhead powerlines, left the cut wood neatly stacked on my side of the  property line.  [cool] Needless to say the wood won't go to waste.

Inspect and clean my chimney right before the burning season at least once a year

New pic, siding nearly done, new easterly window on 2nd floor
(http://members.shaw.ca/przemek123/ff.jpg)
Title: Re: 16x32 1 1/2 storey, Manitoba
Post by: Aidzee on September 20, 2010, 06:08:55 PM
Hello from an ex-manitoban. I grew up and lived in Niverville for 38 years. Now I am in Alberta. Excellent build! Love the pictures. I have property close to Warroad, MN in the Sandilands Provicial Forest area that I will be building on. Hopefully in the next five years. The rock looks fantastic! Could you tell me where you purchased it?
Title: Re: 16x32 1 1/2 storey, Manitoba
Post by: upa on October 03, 2010, 10:31:56 PM
Aidzee, the faux stone was from Rona(for our US friends ... a Canadian box store). Warroad,MN, that is some beautiful lake country. I look forward to seeing some pics of your land.

Installed backup heat to the existing woodstove, a 45,000 btu forced air Mr Heater propane furnace. The direct vent exhaust and black pipe to the pair of 100lb tanks went in uneventfully. Only glitch came from one of my square wave inverters. It seemed that the power it supplied was messing with the furnace's circuit board, making it call for heat/fan at unexpeced times regardless of the thermostat's suggestions. Oddly another older square wave inverter solved the problem. Nonetheless the furnace throws some nice heat, it dipped to 2 degrees celcius the other night and it was nice not to get up in the middle of the night to stoke the woodstove. As long as the propane flows I am kinda looking forward to the winter this year.

Managed to finish the powershed's siding to match the cabin. I even got a chance to take my teenage daughter on her first grouse hunt. I was very pleasantly surprised how much she enjoyed it. :)
(http://members.shaw.ca/przemek123/heater1.jpg)
(http://members.shaw.ca/przemek123/heater2.jpg)
(http://members.shaw.ca/przemek123/heater3.jpg)
(http://members.shaw.ca/przemek123/heater4.jpg)
Title: Re: 16x32 1 1/2 storey, Manitoba
Post by: Aidzee on October 19, 2010, 03:37:03 PM
Thanks Upa. Going to have a look at Rona this week end.
Title: Re: 16x32 1 1/2 story, Manitoba
Post by: upa on August 07, 2014, 10:52:45 PM
Well thought I would post an updated picture of the inside, still no finished floors but drywall is up and painted, window and door trim are up. We are very slowly getting closer to something liveable  ::) Solar system with 3 kw array  has been up a nearly a year and its been running flawless. Been running refrigeration and a 6k btu air conditioning unit most of the summer without issue. Its almost hard to tell we are off grid.

Now that I am a few years wiser and closer to completion I am going to update my original completion estimate closer to $45 sq/ft( not my earlier and wildly optimistic $25 but I still happy with this). I have to also note for anyone time budgeting  a similar project how I  underestimated how long the finishing stuff takes. Closing in the structure took a good couple of months full time work as a solo builder( in retrospect this was the easiest part)and you could probably add another solid 2-3 months(maybe more as I still have tons of stuff) for things like electrical, plumbing, interior finish, etc .

All in all not too bad. I was talking to a work mate who is having a house built by a pro contractor, their budget is $175 sq/ft( nothing too fancy) and a 2.5-3 month time budget for all the trades to complete. Well I guess they get a house very much quicker overall vs a very slowly built weekend warrior house but at the same time mine has no mortgage and the self build experience was priceless.
(http://members.shaw.ca/przemek123/room.jpg)
Title: Re: 16x32 1 1/2 storey, Manitoba
Post by: upa on February 22, 2015, 10:16:45 PM
To my wife's delight the kitchen is in.  Sorry about the images, not sure why my ftp client keeps flipping the image sideways

(http://members.shaw.ca/przemek123/kit.jpg)

(http://members.shaw.ca/przemek123/kit2.jpg)
Title: Re: 16x32 1 1/2 storey, Manitoba
Post by: upa on March 02, 2015, 11:40:27 AM
Tiled the back splash, coated the butcher block counters with tung oil, installed a heavy(130lb  :( ) cast iron sink and faucet this weekend. Grout, toe kick finish and assorted kitchen accessories next weekend and we will call the kitchen done. I am quite pleased with the final kitchen budget. Not including the appliances,  the cabinets, counters, vent hood, tile, sink, faucet,pulls and assorted hardware ended up just under $2500
(http://photoshare.shaw.ca/image/7/4/b/70230/preview_kit60.jpg?rev=0)
(http://photoshare.shaw.ca/image/7/4/b/70230/preview_kit40.jpg?rev=0)
Title: Re: 16x32 1 1/2 storey, Manitoba
Post by: MountainDon on March 02, 2015, 04:42:30 PM
Nice looking kitchen.  :)
Title: Re: 16x32 1 1/2 storey, Manitoba
Post by: upa on March 08, 2015, 06:14:49 PM
Thanks Don. This weekend had the back splash tiles grouted,toe kicks and wifey directed kitchen do dads installed. The kitchen is officially done and open for business.

(http://photoshare.shaw.ca/image/7/4/b/70230/preview_kit110.jpg?rev=0)

(http://photoshare.shaw.ca/image/7/4/b/70230/preview_kit100.jpg?rev=0)
Title: Re: 16x32 1 1/2 storey, Manitoba
Post by: rick91351 on March 08, 2015, 08:09:33 PM
Very nice!!
Title: Re: 16x32 1 1/2 storey, Manitoba
Post by: upa on June 07, 2016, 12:13:58 AM
Got tired of the window shaker a/c and thought I would step it up a notch so I installed a 9000 btu mini split on the main floor over the weekend. It's the first time I have installed one of these fellas. Took me a solid six hours even though the install was relatively uncomplicated. I guess between running a new dedicated electrical circuit, resizing the lineset, flaring  new connections, giving the lines a nice decent vacuum and checking for leaks the time flew. Thought I was being smart by wall mounting the exterior unit to avoid the snow in the colder months but in retrospect I should have just done an elevated ground mount to avoid transmitting the inevitable minor motor harmonics through the house framing. Might just do that some day d*.

Even though my unit is the low end 15 SEER unit, the inverter compressor is really impressive how little juice it uses. I ran the manual j load calculator. Based on my well insulated scenario it calculated I only required 6000 BTU cooling capacity on the main floor and approximately 12kto 15k  btu heating capacity. Since I heat mostly with wood and propane the heating portion of the mini split was less significant to me. On its lowest setting its using only 300 watts to power the exterior condenser and interior fan heat exchange unit, which is no problem for my solar array. Total outlay was around $625 US dollars for the unit with lineset, taxes and shipping. I spent another couple of hundred on incidentals such a electrical supplies, a 5/16 to 1/4 inch adapter for my gauge hoses, a new copper flaring tool. I already had hvac gauge set and vacuum pump from previous automotive a/c work. Of course by DIY I void the warranty which has questionable value with me in the sticks and getting a certified HVAC tech to commission the system seemed to be next to impossible irregardless of the unreasonable fees. I figure I saved over 2k in labor and could replace the entire unit 3x over in the unlikely event it fails prematurely without warranty. ;)

(http://photoshare.shaw.ca/image/b/f/f/336832/split1-0.jpg?rev=1)
(http://photoshare.shaw.ca/image/b/f/f/336832/split2-0.jpg?rev=0)
(http://photoshare.shaw.ca/image/b/f/f/336832/split3-0.jpg?rev=0)
Title: Re: 16x32 1 1/2 storey, Manitoba
Post by: MountainDon on June 07, 2016, 08:57:13 AM
Cool!  You see them hung on exterior walls all over Europe.  Maybe more rubber between it and the mounts?
Title: Re: 16x32 1 1/2 storey, Manitoba
Post by: John Raabe on June 07, 2016, 10:10:32 AM
Nice little unit. I've had impressively low electrical bills since I installed my Mitsubishi version of what you have. Mine is about 1/2 again as big and heats a 1,450 sf open plan house down to about freezing. This last winter we fired up the wood stove perhaps 4-5 times. At that burn rate, the three cords of firewood I have cut and dried might last us close to a decade.

This summer I may get a chance to see how it does in cooling mode. I've only had few days hot enough to turn it on.