Houston, We have a Concrete basement Floor...

When I arrived on This past Friday I was pleased to see that the contractor have poured the concrete basement floor.

The basement floor is usually poured well after the roof is on and the building closed in. This is so the concrete is not rained on or otherwise compromised by materials destroying the nice finish the concrete contractor puts on the floor.

It was kind of a nice feeling having the basement floor in - sort of a milestone of sorts... I could imagine what was to be built in the basement - two bedrooms, a workshop, bathroom and a laundry room, plus another living room area.

The floor is given a nice smooth finish and the concrete sloped, ever so gradually towards the drains that I install earlier. There are two drains. Can you determine where they are in the above picture? A clue -- there are a few water marks that give it away.

In a previous post (see "How to Make Sh#t Flow up Hill"") I described the process of putting in the plumbing under the basement floor. In the above and next two pictures you can see the almost finished product.

The first picture at the left shows, starting in the foreground, the water intake from the lake (with the wires taped to it), the sewage basin, the shower drain and the toilet waste pipe.

Of course these fixtures are not yet finished in that they need to be connected. each will have a specific adapter glued to it. For instance the toilet waste pipe will have something called a closet flange.

In the picture to the left, you see, from left to right, one of two floor drains and the wastes and vent pipe that will be used to drain the laundry tub and the washer.

The pictures don't quite do it justice but the floors are really smooth!

The Septic Engineering Report

The third reason I was up at the Cottage Lot this Past weekend was to meet with the engineer who will be providing the engineering report for the septic system that I require to get the building permit.

Background: The province (Quebec) put in new legislation about a year or two ago requiring a formal engineering report to establish the requirements for a septic system in order to get a building permit. I know this to be a change because four years ago in my previous but aborted attempt to build the cottage I was able to get the permit without the engineering report. The engineering report specifies what kind of septic system, size and allowed location - this is all based on the expected use of the cottage to be built - generally determined by the number of bedrooms (a proxy for the number of people using the cottage).

Peter Macintosh, the engineer, arrived about five minutes after Doug Zacharias, the foundation contractor (see previous post), so it took some juggling. After another round of introductions and chatting among the three of us, I first dealt with Doug and them Peter.

Peter's adult son came to assist him. So as Doug and I were discussing the foundation quote, the two set out to do their measurements.

Fortunately all the lot markers are visible, and had marked out approximately where the cottage was to go, so Peter was able to quickly assess the location.

I was surprised but very pleased that Peter determined that there is enough space for a complete septic system, tank and bed. He also indicated the best location for the well if I choose to put one in (I currently draw water from the lake).

In about half an hour Peter and team were done. He indicated the report would be completed next week (this week) and he would send a copy to Rick, the building inspector in Otter Lake.

The bottom-line:

• A full septic system can be installed
• The report will be done in five days or less
• I should be able to get the building permit during the week of May 6th. Previously the building inspector stated that he can issue the permit one day after receiving the engineering report

So the reality of my dream cottage is happening! I sometimes have to pinch myself...

NEXT: I discuss a neat way to store the furniture that is eventually destined for the cottage.

And the Foundation Contract goes to...

Another reason I was up to the Cottage Lot this past week end was to meet with one of the two contractors I asked for a quote to build the foundation.

In the request for quote each were asked to bid on the following:

• Excavate
  
• Install forms & pour concrete footings and walls per the supplier plans
• Install drainage tile
  
• Install water entrance sleeve (so I can bring in the water line from the lake)
• Install and pour 16 piers for the surround deck
• Pour the basement floor
• Backfill with stone and overburden as required

I met Saturday with Doug Zacharias. He has a company called Doug Zacharias Trucking Ltd and operates out of Otter Lake. I have used Doug previously to clear the lot and put in a driveway from the road. He also installs septic systems but I haven't contracted for that yet as I am waiting for the septic engineer's report.

Doug arrived around noon, and after a chat we got down to discussing the location of the cottage. Doug had some good suggests and recommendations on where the cottage should be placed. The changes were not dramatic if fact his suggest was to pull it away from the lake and towards the road about 15 feet. In doing so the lakeside knee-wall would not need to be as deep and/or high thus saving a lot of concrete.

We discussed the distance of the cottage from the east lot line, about 12 feet, and the potential location for the septic system. As for the septic system, that still needed to be confirmed by the engineer's report, however, having done a few I was sure Doug was right on in his prediction.

One final element was the window in the concrete wall. Doug offered to put these in at an additional $200. I liked the idea - one less thing for me to do - and it is better to embed them at pouring time anyway.

Bottom-line was the quoted price was good, and my past experience with Doug cemented (sorry for the pun) the deal.

To round out some of the logistics we discussed:

• Basement Floor: When I needed to put in the rough plumbing for the basement. This needs to be done prior to pouring the basement floor. His primary concern was that it be done when the cottage was built so the concrete is not affected by any rain and wreak the 'polished' floor. I suggested that right after the floor was put it would work as I intended to cover the floor with a tarp AND that the cutout in the floor for the stairwell would be perfect for access to the basement.
• Timing: I need the foundation to be completed before June 6th, excluding the basement floor. Doug agreed that target would be easily reached.
• Payment: This is still I'll get back to you on, as I suspect he needs to discuss it with his subs. But the last time it was pay at the end of the job. Give the size of the amount I would be prepared to pay in two installments, one up front and one after the job is complete.

So the first phase of the project, planning, is coming to an end, and execution is starting with the foundation going in by the end of May.

Doug can be reached at (819) ) 453-7830 or by eMail.

Project Status

Gee!
There is actually a bunch of people following my blog, and a many of you have asked for an update of where I am at in terms of the project:

The Cottage Plans:

• The plans have been adjusted to take advantage of the unique features of the lot - mostly the slope
• The tentative location of the rooms in the basement have been added to the plans.
• The location of the plumbing necessary for installation prior to pouring the basement floor have been determined.
  

Material Quotes:

• Material list created
• Request for quotes made to 4 major lumber yards and one truss company

Foundation:

• If you have been following my initial plan was to build a permanent wood foundation
• However, the lateness of the snow melting, and a realization that the cost differential is not as big as expected, I am changing back to a poured concrete foundation
• I think this is much to the relief of my sons and wife
• So I have made a request for quote to two local contractors in the Otter lake and Shawville areas:
• Doug Zacharias Trucking - I have used Doug in the past to put it the driveway and clear my lot
• Mickey McQuire Equipment Rentals - who was recommended by the engineer doing my septic system report

The Septic System Engineers Report:

• This is required now in order to get the building permit
• Peter MacIntosh, out of Shawville, has been contacts and faxed with all the particulars
• He and I are now waiting for the snow to melt so he can get on the lot and do his thing
• The snow is reported to still be two feet but Peter hopes to be out there late next week.

Building Inspector:

• I called the inspector on Friday to alert him
• He will be working with Peter the septic engineer
• Rick, the building inspector, stated that he could pretty much issue the building permit the next day after receiving Peter's report.

The Construction Plan:

• I am using a project management software to understand the interdependencies of the work and to schedule the necessary resources
• I have three sons who will be helping so they now know when they will be needed at various stages of the project - and of course negotiate...
• My wife, Lucie, also has been able to schedule me around her Golf
• I have the GANTT chart printed and up on the wall.

There should be a fair amount of activity this week:

• Foundation Quotes
• Material quotes
• Roof Truss Quotes
• and hopefully the septic report!
  

Finding a Backhoe, is becoming a problem...

The plan is to do as much of the construction as possible to keep the out of pocket cost for labour as low as possible. I am fortunate to have three strapping adult sons, two of which have significant experience in construction.

My eldest in fact is a heavy equipment operator. So I thought I had the perfect solution for excavating for the foundation and the septic system. However, I am encountering some obstacles.

1. All equipment like backhoes must have a vehicle license and plate in Quebec - so I can't bring one from Ottawa, Ontario
   
2. The distance from Ottawa to Otter Lake (where the cottage lot is) is about 125 km
3. I can't find a local backhoe that doesn't come with an operator (hence labour cost)

So it looks like bringing a backhoe up from Ottawa is not going to happen, and getting a local backhoe without and operator is looking to be difficult. I can get a backhoe (sans operator) in Hull, Quebec and have it delivered but the cost of renting the backhoe and the transportation to get it up to the lot is turning out to be more than the cost to get a local backhoe and operator.

So it looks like if I wish to keep close to the budget then I will likely have to use a local backhoe and operator.

Stay tuned I am still investigating.
;-)