Current house: Difference between revisions
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Revision as of 10:41, 27 October 2019
We purchased our new home after Christmas 2017 and started an ambitious remodel, completely gutting the basement to add a second master space and create a Data Center. We also elected to covert it to 100% geothermal heating and air-conditioning and install tankless hot water (to supplement the "free" geothermal hot water). geothermal is dedicated to the geothermal installation process and results.
Pictures to Process
Just uploading these for now, I need to add the background later.
New pool heater
2 Basement Shower
3 Master Shower
4 Shower
5 Office
6 Shower
7 Master Closet
8 Master Closet
9 Master Closet
10 Office
11 Office
12 Billiards
13 Master Bedroom
14 Master Closet
15 Master Closet
16 Basement Storage
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addition sheathed
addition sheathed
looking into new basement storage area
Congress Ave end of new garage
Congress Ave end of new garage
Rear of new garage
Rear of new garage
Pool end of workout room
Pool end of workout room
New walkout to hot tub
Basement kitchen tile complete
Basement master bedroom tile complete, Ikea cabinet paks for closet
Basement master bedroom closet tile complete
Basement office windows trimmed/framed
Basement master closet cabinets (IKEA)
Basement office doors installed
Basement kitchen stone backsplash installed
Basement kitchen countertop installed
Basement master shower fixtures installed
Basement hallway tile nearing completion
Basement kitchen island nearing completion
- 58751470411 38A95EFB-9FC1-4DF6-9A49-F9C74720ABAD.JPG
Basement master bedroom window brick trim
Addition
We're building an addition onto the house as well as the remodel (below). Mostly we wanted some additional garage space, so we're mirroring the existing 3 car with an identical space - with my in-laws there are 4 driving adults in the house, plus lawn care equipment and workshop space. Because the existing garage has a small piece of house leading out to it, we also chose to miror this space, which will give us some additional living space we didn't really need, but it doesn't hurt to have. In the basement it will be a storage space with a walk-out to the back yard and steps into the new garage. On the first floor it will be a workout/exercise room, and an additional guest bedroom/suite (with kitchenette). There will be storage over the garage as well.
Getting ready, the parking pad will go away, and parking will suck for quite awhile
Topsoil stripped
This old sewer line will be moved back about 10', into the setback
The addition goes here
New sewer crock
The architect didn't get a real survey, with elevations, so I used my laser level to get a sense for how much the garage had to be raised to be even with the existing garage - 14" in front
22" in the back
Backfilling the sewer excavation-the foundation will cross over this...
Excavating the basement
Foundation drainage
Connection to the existing basement
Garage footer preparation
Foundation forms
Bridging the sewer excavation
The excavators nicked the existing driveway drainage... this will be rerouted around the foundation
Foundation wall prep
footer pour
Garage fill requirements now clear...
A good foundation
Annoying but inevitable construction yard damage
Using a rock-slinger to fill the foundation
Insulating the basement foundation
The existing roof drains ran across the new garage, so openings were left in footer wall for this drain pipe to carry this to the adjacent creek
Rerouting the driveway drainage and picking up the downspouts
Insulating the garage footers
Ready for the basement slab
This is the sewer drain for the garage, a direct connection. I'm not happy with this, but it works... strikes me as lazy on the part of my architect
Downspout connections
Basement slab poured
Ready for garage slab
Addition Exercise Room
Addition from exercise room to storage over garage
Addition workout room
Addition workout room
Addition
Addition
Addition
Addition
Addition
Addition
Addition
Addition
Addition Guest Suite
Addition Garage
Addition Basement Storage
Addition Attic Storage
Basement Remodel
We bought this house to get closer to the city, but still have some property and privacy, and to move my in-laws in. They don't need help now, but they might someday, and my wife wanted to be able to spend some quality time with them as they enjoy their retirement. We wanted to get them single-floor living, so if they do end up needing surgeries or have any mobility issues it won't be that hard, but we didn't want to give up having our own very nice space either.
This house provided that opportunity, it's large enough, and although it has a sunken family room and a couple steps to get into, is pretty flat with a first floor master, kitchen, laundry, and office for them. It also sits well up, so the base spacious basement is only about 3' under grade, so we were able to put in lots of windows and build a complete second master bedroom, bath, closet, full office, kitchen, and family room in the basement, in addition to a billiards room (it came with a table) and the data center.
It has 3 bedrooms upstairs for guests, and with the geothermal heating and air system we were able to zone it with 7 independent zones of heating an air so everyone can be comfortable (and we have tankless hot water for unlimited showering and laundry). When done it will really be extremely nice. One of the nice features of this home is every floor has a long, straight central hallway with stairs at both ends. This does make it hard to locate people, though, as it's big and they might be using the other stairwell.
A couple of nice features that I worked into the basement remodel are around sound. Our last house had built-in speakers, and I really like it. I'd paired those (driven by simple stand-alone amplifiers) to Apple Airport Express units so I could "Airplay" music to them. Around the time we moved I got interested in the Sonos Connect:Amp product as an integrated amplifier and connected-device in one unit. I picked up a few for the first floor and really liked them, so I bought a bunch (7) more for the basement and through them into the data center, one for each major room (although the master bedroom and closet share a unit/zone). I wanted to keep the power and data infrastructure in the rack, with ups and the Tivos, etc. so I mounted local volume controls in each room and ran the main speaker wire back to the data center. This is nice because although you can control the overall volume from the Sonos app, and easily group and ungroup the Amps into multiple independent areas and individually or together control the volume, sometimes when you actually in the room it seems too loud. The Sonos allows a lot of different music sources, Apple Music, Amazon, Plex, your iTunes library, TuneIn, and Line in. I'm using one Line In from an Airport Express to enable Airplay, which the original Sonos do not support, and I had another big idea. My older Apple TV (the new ones did away with it) and Tivos all have Digital Audio Output. I ran Toslink/SPDIF cable from each TV location to the data center, and picked up some digital-to-analog converters for the data center and connected the analog side to the individual Sonos amps, and now I can output my TV sound to the built-in speakers! Too cool, and great for Superbowl parties and the like.
Another idea this enabled is the "TV behind a 2-way mirror" trick! I built in a TV mount behind my vanity mirror and placed electric, network, and digital audio inside the space, and an IR receiver/retransmitter into the mirror mount so I could turn the TV on and off, and now I can watch TV through the mirror and get the sound on the in-ceiling speakers!
It came with a fountain!
A light sensor for the outdoor lighting!
Existing layout upstairs
First Floor
Moving in
We gutted the basement and started from scratch
The existing shower will be replaced, and the geothermal lines will enter here
Shower room
Utility room, our laundry will go next to here
Laundry connections
These windows will get bigger, and another will be added
Master shower drain
Master vanity plumbing
5'x9' master shower with two 8' linear drains
the shower slopes to the linear drain side
Master Vanity with have a TV behind a 2-way mirror
We moved a post to make the family-to-kitchen opening larger, so we had to pour a new footer
Old post location, and new footer
Reducting to add zone control
Billards storage
Preparing for the data center
Data center will have a raised floor, partly to hide wire chases, partly to protect from water intrusion
Pulling cable to data center (cat 6a)
Split AC unit for data center
Data cabling in hallway
Temporary network
Data Center wall/door - an 8 footer!
Server power
Exercise equipment
Kitchen plumbing
Reframing
An angled hall will connect the master closet to the bath, so when one of us gets up we can close the bedroom off and move back and forth without distrubing anyone
This beam needs reinforced as we're pulling a column out
It got full-length 'C' channels on both sides
and the wood suport on this end was reinforced with steel
Before pulling the post (the wall will no longer be under this beam)
The beam on the other end of the master bedroom gets the same treatment
My office, these windows get bigger
Voila!
A lot of ductwork
Powder room plumbing
Cameras mounted around the house
Including Ring flood light cameras
And Ubiquiti UVC-Pro cameras
Basement kitchen island waterproofing
Starting basement tile
Multi-zone climate controls
Basement Master Bedroom
Basement Master Closet
Basement Master Bathroom
Basement Master Bath Cabinets
Basement Master Bath Cabinets
Basement Master Shower Ceiling Tile Installed
Basement Kitchen
Basement Kitchen Cabinets
Basement Kitchen Island
Basement Kitchen Cabinets
Basement Pantry
Basement Office
Basement Family Room
=== Basement Bar
Basement Billiards Room
Basement Powder Room
Basement Shower
Basement Craft Room
Basement Data Center
See Data Center
Geothermal Installation
In 2017 there was still a 30% Federal tax credit for residential geothermal installations, and since we bought a big house with HVAC units right at the edge of their life expectancy my (accountant) wife talked me into replacing everything with geo.
We opted for the Climate Master Trilogy (Heat/AC/Hot Water) systems, a pair of 4 ton units, and a 3 ton split system for the upstairs - that's because there was no good way to get the geo piping up there, so we installed the heat exchanger/heat pump downstairs and reused the line set for the old AC system to take geo cooled refridgerant upstairs to a more traditional space pack, which has gas back-up heat.
We chose Gallagher/Hauser HVAC to do our installation, as the local company with the most experience. Their work has been technically quite good, but their customer service (for us) has been abysmal from start-to-finish, with scope creepy, cost overruns, and schedule delays at every turn so I would not recommend to anyone. For the kind of money we spent with them it's shocking how little regard they gave even the simplest requests.
The geothermal installation was really interesting to watch. First Jackson drilling showed up and installed 8 wells, each 300' deep. Each well provides 2 tons of heating/cooling capacity, through it's 600' of 1" PVC tubing, and there were two well fields installed in a line below our driveway to provide 8 tons each. The wells are 20' apart to allow them enough ground to extract heat from. The tubing was premade with a 'U' shaped connection at the tip. I think the holes are 3" in diameter, and the tubing is encased in Benseal (a bentonite mixture for casing the well) for heat dispersal. They liked drilling at our house because the asphalt made the process really clean for them, they could easily rack the tailing from the drill away and they had a nice solid base for thier rig, and since we have mostly shale and sandstone they were going through a 20' section of drilling pipe about every 2 minutes, or a well about every half hour. They made quite a mess, but the drilling was done in a couple of days. Or, rather, it would've been if they didn't break the bit on the next to last hole - and they didn't have a spare on this rig.
Drilling
1" PVC tubing
Setting up the drilling rig
The drilling started around my birthday and made quite a mess... I didn't like that, so Elizabeth got me a cake to ease the blow
The front wall by shower where the well field will enter the house
Tubing will route through here
Drilling
Sweeping the tailings away
Tubing installed
Adjacent wells
Bentonite has been pumped in
The white tube was used to feed bentonite
The last well on this field - this one is next to the gas line (but we didnt' know it)!
They typically use this pan for tailings, but didn't need to here
U bend at tip of tubing
610' of tubing per well (in a 'U')
The business end
Starting the second field
Benseal Bentonite
Benseal Bentonite
These were connected via a trench about 3' deep (pretty close to the frost line here in Cincinnati) manifold system so the could equalize the flow to each well in parallel and bring the cooling fluid (a mixture of glycol) into the house. The soutern field's last well was drilled without a boot's width of an unknown (and thus not marked by the utiltiy protection folks) of our neighbors gas line - which the ripped out while trenching. One field runs to the south end of the house into the front utility space and provides 3 tons of cooling for the front of the house through a Trilogy 45 unit service the the front of the basement and first floor, and a 4 ton split unit that feeds cooled fluid to a standand line set to the otherwise conventional HVAC unit for the second floor. The front Trilogy has cooling dampers and thermostats for the following zones.
- Basement Office
- First Floor Dining Room
The northern well field comes into the house in the full bath and routes up the wall and into the ceiling to reach the rear utility space where there is a 4 ton Trilogy 45 system for the back of the house - basement and first floor. In the ceiling is a T for the 3 ton HVAC unit for the addition. 1 Ton of excess capacity was planned. The rear Trilogy has cooling dampers and thermostats for the following zones.
- Basement Master Bedroom
- Basement Family Room
- First Floor Master Bedroom
- First Floor Family Room
Well Fields
The southern trench
Wells complete and trenching
The northern trench
Connecting the wells into a field
Pressure testing the tubing
Each of the 2 Trilogy units gets added efficiency by using some of the excess heat from the heat pump and well system to heat hot water for the house as well. This makes it the most efficient unit you can get in the United States. We will use this hot water as preheat to a system of tankless (Navien) hot water heaters that can provide endless full-flow hot water, and the electric backup heat in the Trilogy tanks will be deactivated.
Heat Pump Installation
Geo piping brought into the house for HVAC installation
4 ton Trilogy 45
Trilogy connections for hot water and geo fluid
Data Center
Pre-Purchase Pictures
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