Now, I'm convinced we did it in the nick of time. The sag in the house has been visible for some time, but I thought it has something to do with a piling sinking down.
Thanks Cliff. You have my vote to go forth and make it happen. To the extent you can negotiate lower that would be nice. I feel better that the original crew is gone. You had a bad feeling about that subcontractor from the beginning and while they seemed to work hard it was apparent in the end that they were not up to doing an adequate job.
Sent from my iPhone
On Jul 9, 2024, at 8:22 AM, Cliff Spencer <cliff@alasaw.com> wrote:
The drywall has to be redone because when they pull the rotted framing out, the drywall is damaged. The drywall is screwed to the framing.
The framing under both windows has rotted. The framing on the sides of the windows (king studs) is rotted at the bottom, but those studs go all the way to the top of the wall, so those have to be replaced. Replacing all that across two windows and you've got the whole wall. When you have to demo that much, you can't just replace one or two spots. The windows have to come out, drywall and framing gets demoed, then new framing built, window installed, exterior sheathing installed, insulation and drywall installed, then painted.
It's a lot of work, and FWIW I think 10K is reasonable. I was concerned it was going to be twice as much.
I can't say for sure and don't want to tempt fate, but this is the last wall to work on. Everything has been exposed, repaired and covered back up with hardie board. So, it may be the last major surprise. That's what I'm hoping and will talk with them about that.
On Tue, Jul 9, 2024 at 7:48 AM Margaret Cobbs <margaretcobbs@gmail.com> wrote:
Wow, a lot of info to digest. Cliff thank you for presenting it all in an organized manner and for logging all of this in Google Drive, it makes it easier to go back and look at numbers and estimates.
I can clearly see the rot from the pictures around the window, and it looks like it needs to be repaired and rebuilt under the windows. However, the almost $10,000 change order seems high to me. Also- I'm surprised they need to also replace the drywall inside. I think we replaced this portion of the exterior wall after Sally? Hard to believe it could be damaged enough in a few years to again replace the whole thing. I'm just trying to figure out a way to save cost and mess on the inside of the house with dust, painting, etc.
Do we think this is the last, or one of the last areas that will have surprises in cost/change orders? If it is one of the last, I can stomach it, but if it's not I think we should push back a little on the almost $10,000 price tag. My brain is picturing a small area of work under the west side windows, but maybe the rot damage goes further up the side of the house between the windows as well?
Thanks so much,
Margaret
On Mon, Jul 8, 2024 at 10:58 PM Cliff Spencer <cliff@alasaw.com> wrote:
And this just in- the cost for rot remediation and rebuilding of the wall, inside and out.
Let me know your thoughts before I pay this. I don't think we have any choice, and honestly I don't think it's as bad as it could be. To tear out that section, remediate the mildew/mold, jack up the house, reframe it, re-drywall and paint, all done from a lift...
We are now about 20K over the original estimate. This is the overage I expected, no matter who we chose to do the work. Let's just keep fingers crossed that there's not much more...
On Mon, Jul 8, 2024 at 5:32 PM Cliff Spencer <cliff@alasaw.com> wrote:
Progress continues at the house. After some drama and confusion and lack of supervision at the start, I think we are in good hands and headed in the right direction.
The first crew was fired and replaced with more knowledgeable and professional workers. All flashing is installed correctly now. Painters have done a good job preparing and caulking all the joints before paint.
Replacement windows have been ordered and paid for by contractors. I am talking with them about ordering lights for front and back decks. I found the same turtle lights mom and dad used and sent to them as a starting place.
I have recently paid several bills:-2nd 33% progress payment on siding-roof repair payment-payment for upgrade to higher quality paint
I also paid a $250 to Appliance Experts as a deposit for their work on the cooktop. They will return with the correct parts and repair. It will cost approx $500 when complete. They are funny, older guys and I bet they can fix anything. I'll share their contact info. I challenged them to look at the Scottsman icemaker when they came back out.
Here is a spreadsheet of the expenses so far: Siding/Roof Replacement Expenses
Work on the west side is underway. Water damage and rot have been found under the two first floor beach side windows:
Pics 7.8.2024
I am waiting for an estimate for this. The windows are in good condition, but they will have to basically rebuild the wall there, and jack up the structure, as the rot allowed the wall to sag over time. They will also have to redo the drywall inside and repaint. Contractors think that damage was likely caused by siding failures in that area. Holes and gaps under the windows allowed water to come in and rot the wood over time. I could see gaps between the boards where the siding had just shrunken and decayed over time.
Bobo and I had a good time down there and survived the 4th. There is a turtle nest right in front of the Vons. Should hatch sometime around the end of August! I'd like to see that as I've never witnessed that.
I will not be able to go down for the next 2 weeks, so if anyone wants to, go for it. I think we are in better shape now, so I feel fine about being away for a couple weeks. Since the contractors had a rocky start with that first crew, they are motivated to do well and make us happy customers in the end.
C
Cliff Spencer, field to studio205.377.6729 | www.alasaw.com
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