almost there

topping off the building

Here is how she looks today

 Framer placing the last steel beam

 A house one block away, inspired by Frank Loyd Wright early 1900's

another milestone

Finally have the plumber, electrician and HVAC contractors all tied down to a start date. early Oct. Roofer is also on board. We are ordering lights and plumbing fixtures. Just a recap on the current schedule. We started in the ground on the last week of July. Framing started 2 1/2 weeks ago and will take another 2 weeks. This includes the installation of the windows. We have been working with only 1 framer and helper as this is the first time I am building this way.  The building is quite complex from a framing perspective. We have been lucky and so far no weather delays. There have been 2 material supply delays. Once the steel beams did not show up. Now I get the steel from another supplier. Another time the floor trusses delayed us 1/2 a day. That error was traced to the general contractor and will not happen again. So far, still targeting an end of November occupancy.

a little about the HVAC system

I am delighted that we have a system both efficient and affordable. The bits are as follows:
1) HTP Versa Hydro RPHE199 tank type combo boiler
2) Radiant heating to have two stage heating with out door reset for cold
temperatures
3) ecobee SI WiFi thermostats for energy tracking
4) radiant floor piping: 1/2” Oxy Barrier pex
5) Mitsubishi MXZ-4B36 Multizone Split Air conditioner
6) SEZKD12 A Ducted Indoor units with supply and return air ducting to all rooms
7) SLZKD12 split AC with ceiling 4 way indoor unit for the stair well.
          o Low ambient cooling ready for winter solar gains.
8) Turbotech desuperheater and storage tank for domestic hot water pre heat
9) VanEE Vigor Low profile HRV

The system will recover heat from air conditioning of the four storey stair tower which will be kept at 4 to 5 degrees during the winter. It has substantial SSE facing glass. Currently, the idea is to use this exclusively to produce hot water. We may also use it for space heating depending on the amount of heat we are collecting. The cost of the complete system installed is less than $80K. The HVAC contractor is Encore Heating and Cooling. They are well known for their innovative approach to sustainable HVAC design. http://encore-geothermal.ca/

been busy

As per my last post, we are moving along with construction at 331 Osgoode. Here are a bunch of photos that illustrate the progress so far.

 we are completely on very solid rock, had to adjust my interior basement height to 6' 11" so we could stay within our height limit

We did a rock core sample to ensure we were on non frost susceptible rock. I hope to make coasters out of the core and inscribe them with. This house sits on this rock.

Footing on rock

 ICF walls

 Water proofed

 Backfill with sand

 first floor on

 Crushed stone base came from the rock blasted out of West Block, ironic because that was one of the projects I worked on at PWGSC

 Framing walls

 Services going in