One critical element of using this system is to stick to 4 ft nominal dimensions for the floor plan, thereby minimizing waste of the Warmboard sheets. We'll use it for the entire first floor (except sauna), but use electric space heating upstairs (sorry visitors, but this will help keep the nightly rental rates low).
We sent a complete set of drawings (architectural, 18 sheets; structural 14 sheets) to the local lumber yard (Carls) for take offs. They farm this out to a firm that specializes in making a comprehensive materials lists, including trusses and fasteners. Mike at Calrs uses the material list and comes with an estimate, which we hope will come in at about $45k (framers guess). Carls buys a lot of Canadian lumber and their dollar is down big time right now, so maybe we'll make budget on the wood. Carls will deliver the lumber in staged packages, which sure beats getting it all at once and letting much of it sit out in the weather. Melissa (the Window and Door expert at Carls) told me they'd deliver just about anything I need, down to a $5 buck item if it was on the way to a larger job. (see photo: Mike on the left, Melissa in the middle, and Terry on the right).
No problem there, maybe they'd bring Mexican food for lunch with the sill plates. So first we'll get the subfloor joists (engineered 11.5" BCI trusses) and Warmboard delivered after the stem walls have cured (7 days yields ca 50% of max. strength). After the subfloor is constructed, we'll have a flat/level stage to build the house on.
Windows need to arrive by the time the house is dried in (sheathed exterior and roof). This should be in mid January ±, so we have nearly two months to get them to the site. Based on we've chosen Sierra Pacific Windows and Doors of northern Califoria (www.sierrapacificwindows.com) for all exterior applications. We worked with Rob Sorg in Denver during the past year, so all the decisions are made and we just need to push the "buy" buttion and send a check for $20k. Sounds like a lot (it is), but this includes 32 window units and 2 french doors (one double and one single). They are solid wood, mainly fir (for clear finish), clad with aluminum on th outside, and have a Harvest Cranberry powder finish. Works out to about $500 a window on average. Sierra Pacific will come out after installation and inspect for warranty, then return at the end and install all the opening and locking hardware. In addition, I'm working up the skylight order, which is with Velux. They will be nine stationary units and one Solartube (sauna). We might buy these through Home Depot since they have the best prices on standard size units, but they don't have all the ones we want and I've had trouble with damaged units on delivery (in Denver).
Doors come next, and they don't give them away. We'll probably use Simpson solid fir doors (shaker style) for a northwestern look on the main living area. We'll save some bucks by using paint grade (hemlock) doors (same style) in the bedroom, baths, and pantry/laundry, and upstairs (again, the rent issue). Eight of the 23 doors will have full glass panels to let the light bounce around the house. For the exterior, we'll use fiberglass clad doors for ease of maintenance. They can be stained, so they'll look like fir from a distance. We need a couple fire-rated doors for the garage and basement, but hope to stick with the same style that will run through the house. Doors don't need to show up for about 6 months, so no worries here. We'll continue to research options for saving some bucks; Melissa at Carls has been a great help. Looks and sounds for the all world like Amanda Ruleman, a friend of ours in Evergreen, CO (Amanda, are you missing a twin sister?).
Nancy has started on cabinet reconnaissance. We need 24 linear ft of cabinet (full lower and half upper) with refrigerator and double oven cases. The free-standing island will have cabinets below (no real design yet), and it is 3/6 by 6/0. We are looking at shaker-style natural finish cherry. We have 3 bids so far.
1) Jesse Bay cabinets in Port Angeles is owned by a nice 40-yr-old guy we met at the Seattle Home Show last year. Its a small shop, much like the one Bill Hart (Nancy's dad) worked for in the Bay Area back when. They'll make a quality custom cabinet, but are the most expensive so far (ca. $22). Solid plywood boxes, hardwood face frames and doors, and tongue and groove construction on drawers.
2) The second bid was from Bleimeister Cabinets in Sequim. They buy pre-made MDF boxes (maple finish) and solid wood doors, and do all the custom fitting in their shop. They came in at about $15k, but are the lowest grade cabinets of the three.
3) The third bid is by the Kitchen and Bath Store (Shelley Little) in Port Townsend. We like her and her attention to detail; lots of suggestions for efficient usage of space. Their Medallion brand cabinets are between the others in quality, but they have some more attractive door options than the others. Including upgrades for custom door style and plywood boxes, they came in at about $20k, and are willing to discount it a bit to us as "builders". Hopefully, we can drag Bill and June Hart up to see Port Townsend next summer and have him supervise the cabinet installation by the General Contractor.
We'll cast around a bit more, but we're favoring choice #3 for now. Appliances are another story and entirely in Nancy's control, but early estimates are between $12-15k for a 30" Wolf gas (propane) 6-burner rangetop, a 30" electric double oven, stainless steel French (3) door refrigerator, Bosch dishwasher, and 30" high-volume range hood. No one seems to be willing to deal much on the high-end appliances: the manufacturers seem to be able to control any discounting from the MRSP. They don't seem to realize that the US and everyone else in going into an extended recession. PS, rumor has it that GE is getting out of the appliance business. Seems appropriate considering all the trouble we've had with the 4-yr old one in our rental house, but that's another story.
