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I should also add that we are currently 47 construction days in (out of 100) and $4,050.04 UNDER budget.

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You realize you just jinxed yourself right?

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We will be using up the savings with some higher end finishes. I think the tile allowance will be low and the bid includes granite instead of quartz countertops. All of the fixtures and appliances except the water heater have been purchased.

This is all we have left (not necessarily in order):

Paint Exterior
Garage Door w/ Opener
Insulation (Conditioned Areas)
Sheetrock
Interior Doors/Trim
Paint Interior
Tile Work (Allowance)
Cabinetry & Countertops (Allowance)
Plumbing Trim-Out
Electrical Trim-Out
HVAC Trim-Out
Low Voltage/Communication
Install Door Hardware/Bath Accessories
Finish Wood Plank Flooring
Appliances & Fixtures
Retainage/Punch List/Cleanup

What's even better is we are on a fixed-price contract, so any increases that do not result from something within my control (i.e. change orders, expanded scope, etc.) are eaten by the builder and he gets to settle it up with his subs.

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This is all we have left (not necessarily in order):

Paint Exterior
Garage Door w/ Opener
Insulation (Conditioned Areas)
Sheetrock
Interior Doors/Trim
Paint Interior
Tile Work (Allowance)
Cabinetry & Countertops (Allowance)
Plumbing Trim-Out
Electrical Trim-Out
HVAC Trim-Out
Low Voltage/Communication
Install Door Hardware/Bath Accessories
Finish Wood Plank Flooring
Appliances & Fixtures
Retainage/Punch List/Cleanup

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Well ****, they'll be done by Christmas!


*cough* 90/10 rule *cough*

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$4,050.04 UNDER budget.

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What'd you miss?

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$4,050.04 UNDER budget.

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What'd you miss?

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We had a number of things come in significantly under budget, including demolition (37%), sewer connection (93%), water meter tap (43%), and appliances (15%). The projection for the remainder of the project lands around $2,000 under budget.

But it's fixed price, your contractor keeps that money, no?

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But it's fixed price, your contractor keeps that money, no?

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i thought the same thing unless it's material costs. Seems like a ****ty deal for them, but if you can get it good for you.

This builder has a very small number of designs he builds. Even "custom" is a variation on one of his spec designs. All of his pricing is formulaic with every square foot, linear foot, etc. having a unit price. It is very straight-forward, and he even admits it favors the client. Our build is a larger version of his spec one-bedroom design.

He does 15 or so builds a year, so it seems to be working for him and his reputation is on time and on budget.

Sounds right, I'm still trying to figure that out for myself. I have an idea, but I feel like figuring out your "formula" is trial & error.

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Sounds right, I'm still trying to figure that out for myself. I have an idea, but I feel like figuring out your "formula" is trial & error.

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He uses a program that calculates takeoffs from the CAD drawings.

Agreed, but you still have to have a monetary value to assign to each item/trade.

Either way, apartment looks great

Insulation is in and I'll pass inspection today. Sheetrock starts going up tomorrow.

edit: I passed inspection before I posted this. Sheetrock TODAY!

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are those 2x4's nailed to the exterior your scaffolding? If so....wow, not for me

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If that's what it is, I know some safety managers who might literally **** bricks.

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that, or OSHA

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And they worry about commercial construction....

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Only because that's where the deep pockets are.

Today was construction day 50 and calendar day 78. Sheetrock is underway and should be done tomorrow if the crew works. This really is the beginning of the end and we're really close to being done. All the finishing should start moving quickly next week.

Well alrighty then - working on Christmas Eve.

Day 50A: Sheetrock is all in.





Bathroom tile will go all the way to the ceiling:


In the garage:


The smaller of the two storage rooms:

Awesome update! Merry Christmas RTT!

Just because I am curious...why no cement board or similar product in shower where you are tiling?

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Just because I am curious...why no cement board or similar product in shower where you are tiling?

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Because the tile guy hasn't been there yet.

I'm an idiot. I thought the photo above was the shower area. I now see that is obviously washer/dryer hookups.

Just my opinion/thoughts, I would probably make that bottom sheet cement board since that area could potentially exposed to a decent amount of water. I hate jacking with washer lines & they leak, etc.

Are you going to have the washer box sealed up so if the lines leak it only goes into the drain & not the wall?

Only one pic for now because I'm not there and this was just sent to me.

I got the home stretch schedule today. We are projected for final inspection on February 5th.

I previously forgot to post a pic of the door overhang.


Sheetrock is done. Trim and paint will be this week.

Looking good.

I'm trying to figure out the circles of mud around each of the electrical boxes.

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Looking good.

I'm trying to figure out the circles of mud around each of the electrical boxes.

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Before seeing your comment I had the same thought!

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You mud around boxes to seal up the joint between the rock and the box, helps cover over cuts as well. And any mud needs to be feathered out.

Also, because electricians love it.

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Or there's the solution the previous owners used, just get huge wall plates that may or may not cover the over cut. The last of that crap is finally gone at least.

Too true. In the addition all the wires are white wires because painters showed up before the electrician could finish.

That was always a joy when trimming out a house.

Putting my screwdriver in the box and going around the edges. Like a crook cleaning out glass on a broken window.

Luckily, they would only texture and paint the romex yellow (or orange). Wire colors were safe. Also gave me great joy to know that the cleaning crew would have to come back out again to sweep up all the loose texture/mud from the boxes.

~egon

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That was always a joy when trimming out a house.

Putting my screwdriver in the box and going around the edges. Like a crook cleaning out glass on a broken window.

Luckily, they would only texture and paint the romex yellow (or orange). Wire colors were safe. Also gave me great joy to know that the cleaning crew would have to come back out again to sweep up all the loose texture/mud from the boxes.

~egon

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They did a decent job not mudding the boxes up too much, but I got a little frustrated when I looked at the calendar and realized sheetrock started 2 1/2 weeks ago and that's the only thing that has been worked on during that time. We were supposed to have trim and paint by last Friday, now that's behind schedule by almost a week. It becomes a real issue when the countertops are pushing up against the days I will be out of town and having the house fumigated because both the house and apartment countertops are being done at the same time.

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They did a decent job not mudding the boxes up too much, but I got a little frustrated when I looked at the calendar and realized sheetrock started 2 1/2 weeks ago and that's the only thing that has been worked on during that time. We were supposed to have trim and paint by last Friday, now that's behind schedule by almost a week.

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Hmm... I seem to remember something someplace about schedule or something...

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This is all we have left (not necessarily in order):

Paint Exterior
Garage Door w/ Opener
Insulation (Conditioned Areas)
Sheetrock
Interior Doors/Trim
Paint Interior
Tile Work (Allowance)
Cabinetry & Countertops (Allowance)
Plumbing Trim-Out
Electrical Trim-Out
HVAC Trim-Out
Low Voltage/Communication
Install Door Hardware/Bath Accessories
Finish Wood Plank Flooring
Appliances & Fixtures
Retainage/Punch List/Cleanup

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Well ****, they'll be done by Christmas!


*cough* 90/10 rule *cough*

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Yeah, yeah ... go ahead and gloat.

He was running at least month ahead of schedule to begin with. Contract duration is still two months off.

Even still, he's had some problems with a couple of subs and my project is getting caught in the middle. His electrician took two weeks off without telling anyone he was going to be gone.

Nah, I'm just yanking your chain. A wise, old, crusty construction program manager always said construction projects are A. like a controlled crash at the end, and B. a lot like playing poker where you never get to deal or shuffle. And herding subs is like watching your brother's kids.

Once upon a time I walked into the main conference room/board room of a decent sized financial institution's new headquarters, somewhere about 2-3 weeks from what was supposed to be substantial completion. The GC's PM was with me. The electrician's PM, the architect, and two of the Owner's VP's were down the hallway, but on their way. There was a question on carpet color or blinds, or something benign, so everyone wanted a looksee. We soon found out an electrician cut the carpet to trim out a floor box. He cut about a 36" jagged circle with a dull butter knife around a 10" square floorbox. Not even carpet squares, it was roll carpeting in some semi-custom pattern/color - the **** that takes FOREVER to get, the kind perfect for the shiny new board room.

I walked in, saw it, and went to the corner to stare at an outlet for ten minutes to get out of the way. I thought for sure the GC's head was going to explode. Instead, he looked like he wanted to cry. One at a time more people walked in, all catching themselves at, "WHAT THE Ffffff....." Electrician's PM was last one in and went full on Shawshank Warden. Grabs his foreman, "YOU GO FIND HIM. AND I WANT HIM FIRED. NOT TOMORROW, NOT AFTER LUNCH. NOW. GONE."

From then on saying carpet or floorbox in a meeting was like farting in church.

I know you are.

I guess the sheetrock was finally finished on Sunday because all the trim went in yesterday. Hopefully that means we get paint started today or tomorrow.

Words words words. Talk is cheap.

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