As we approach the end of the second week of work, plumbing and electrical subcontractors emerge on the scene.  But first, an update on the new bay window.

The new bay is completely framed and the custom order Kolbe & Kolbe windows are installed.  The overall window height has increased by nearly a foot, improving both daylighting and field of vision.  At its’ interior, the window height has been lowered to function as a window seat, or more likely, a prime napping spot for the Client’s family dog.  In addition to the high quality construction and energy efficienct design, these windows feature a factory finished aluminum clad exterior.  Available in a wide range of colors to match existing trim, the exterior finish is both distinctive and maintenance free.     

Who can guess what is missing in this photo?  Anyone, anyone?  I’ll give you a hint…look at the detail photo of the cabinet and appliance layout in the previous post.  Notice that unsightly, corroded cast iron drain pipe?  Well, now it’s gone…temporarily.  The plumbers are preparing to replace the drain with a new piece of cast iron this afternoon.  Although outside the original scope of work, the Client agreed to have the drain replaced, via change order, after seeing the condition of the existing pipe.  In this situation, the wise investment is to fix problems before they happen, and while you have access to them.  The last thing anyone wants to see is a newly finished room disrupted by the failure of old plumbing!

By the end of the day, the new cast iron drain will be installed, and rough installation will be complete for the new sink and stove.   The electrical subcontractor has already been through today for a final meeting with both Mike and the Client before he begins his work tomorrow.  A few minor changes were discussed, including running new speaker wires and adding new trim kits to an area adjacent to the new kitchen.  Trim kits allow the Client to upgrade existing recessed lights and match the look of new ones without disturbing existing finishes.  With these changes finalized, everything is in place for another busy day tomorrow.

Mike has completed the new window header.  As you can see in the picture above, the header extends past the window to the right.  This has been done to pick up the load of a steel “I” beam which can be seen in the upper right hand corner of the picture.  In addition to the structural elements, custom laths have been applied to match the horizontal plane of the existing wall.  This will ensure a uniform finish when drywall is applied. 

Cabinet and appliance layout is drawn on the floor based on the custom design by Apple Kitchens.  With the layout in place, plumbing and electrical subcontractors can be called in to perform “rough installation” for kitchen appliances and electrical fixtures.  “Rough installation” entails running new wires and pipes before finishes are applied to walls and ceiling. 

With the kitchen demo in good shape, Mike turns his attention to the next task…

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This was the Old Bay (Window).  The Client included the window in the scope of the kitchen remodel to address a water leakage issue and to improve the overall aesthetic. 

Mike made quick work of removing the bay.  A temporary wall can be seen just beyond the window opening.  This was installed to support the roof structure while the window is removed.  The window height has been lowered and new cantilevered joists have been added.  

 A closer examination of the existing window flashing reveals a bit of cause and effect.  The rotted sheathing, exposed and beneath tar paper, is evidence of the water problem reported by the client.  The absence of flashing (layered metal sheets used to divert water over and away from possible intrusions) at the roof’s peak may have contributed to this water damage.  Additionally, the gutter system will have to be checked carefully to ensure that it is not contributing to the problem.

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As the sheetrock came off, Mike and Dave noted a structural flaw.  This misaligned header had been hidden below the finished surface, but needs to be fixed to ensure the integrity of the project. 

A proper header is an important framing member as it transfers the load above the window to the wall studs on each side.  Although this configuration seems to have functioned until now, it adds stress to the window frame itself.  Our plans call for a complete window replacement, but before our new unit can be installed, the framing will have to be addressed.  Also noted was a mysterious pvc pipe, abandoned in place rather than venting the old sink.   This will need to be remedied as well.  

Hidden or otherwise unanticipated work such as this generally falls outside the scope of work defined in the contract, thus a change order is required.  A change order is basically an addendum to the contract, and allows the client to review and approve all additional work and related costs before the work is done.  For more on the change order process, refer to the article, “How I Learned to Stop Worrying and Love the Change Order”, originally published in our Summer 2007 newsletter, Shavings.  http://www.rcraiglord.com/pdfs/shavings_summer07.pdf

Production manager Dave Newcomb is called in to assess the problem and propose a solution.  With this information, the addiditional work is estimated and a change order is generated in the office and delivered to the client for review and signature.?

Carpenter Dave Wills wraps up cabinet removal.  With dust shields and floor protection employed, he is on a tear! 

Mike and Dave team up to remove existing sheetrock.    

Everything but the….  The Demo phase is nearly complete, but the kitchen sink remains until the plumber can disconnect and cap the water lines.?

Lead Carpenter Mike Payne reviews his notes as he prepares to start the project. Our client has already emptied the cabinets. The floor here will be reused and needs to be covered for protection during the demolition and construction.