Status Report, 18 Oct 2021

Big Picture: Where are we?
Inside, Drywall is 95% done, but some clean-up remains. First round of mud & tape done on 1st and 2nd floors.
Outside, No changes outside.

Goals from Week of Sep 27

Order trim for Mintwood. {Done}
Reset expectations with drywall team. {in process}
Get insurance documents out to LM {not done}
Make a decision about new subject property. {done}

Accomplishments

Finally placed the order for the millwork.
Started looking for new drywall team.

Corp Update

Mom’s visit still on track for early November.
I have been in California Oct 13-19, inclusive, which limits progress on site.
I still owe Liberty Mutual a breakdown of labor vs materials on my subcontractors. I’ll spend time on that next week when I’m in California.
Inspections completed for new subject property. It basically failed sewer inspection. It would need to be fully lined and parts would be dug up/ replaced. Seller balked at absorbing the cost, so we walked. They’ve come back with a low-ball counter. We’re pressing for something a lot closer to the real number. Seller would now have to disclose this sewer issue if they go back to the market, so we’ll see what their appetite is for doing that.
The apprentice was a washout. It turns out he’s an anti-vax guy. This is not optional at Entropy, so I terminated his offer. There’s the obvious (I don’t want to catch COVID). There’s also the notion that this is a safety issue. If you’re willing to take chances with that, are you also going to be not wearing eye protection, or carrying things in an unsafe way. I just don’t need the drama. So it’s back to the drawing board. I will post a new ad and start over.
My bookkeeper also bailed. I was excited because this was through Quickbooks (with a real QB employee doing the work). However, they apparently have a hard limit of no more than 3 properties. (We have 4). So I’m looking for a new bookkeeper.
HD has agreed to take the windows back for Queensberry Circle. They’re charging a 25% restock fee, but that’s better than getting stuck with $1600 in windows. I’ll be placing the revised order this week. That property has also sold, so we need to get these done.

Mintwood St

Demolition: Work is complete. See blog post
Roofing. {no changes from 4 Oct. Roofing is complete}
Carpenters { No change since 13 Sept }
Windows: (no change since May 16)
Insulation {No change from 4 Oct. }
HVAC Spoke with the HVAC company. They’ll set the furnace after the drywall is done.
Plumbers: {No change from Aug 30}
Electrical: No change from 4 October. Next step will be to install finish electrical devices (switches, outlets, and lights) and install breakers in the panel. May be an item for my second apprentice to do, with final sign-off from my actual electrician.
Masonry {No updates from Aug 30}
Plaster: Drywall remediation on third floor is complete. It took 5 man-days to pull it all down, furr out, and rehang the drywall. There’s still a lot of stuff that isn’t up to expectations. I’ve begun interviewing someone to come finish the work, on the possibility that I can’t get to the right understanding with my existing drywall crew. I have a follow-up meeting with the “replacements” this week. It isn’t easy to find someone who both (a) does good work, and (b) is willing to clean up after someone else. However, I’ve seen this guy’s work in person and it is good.
We also learned that the drywall company did not get an inspection of the screws before mud and tape. The cisty could require that it ALL comes down bc it’s been taped over. More likely they would require all new screws to be added. It isn’t clear why the drywall guys didn’t get an inspection.
Finish Carpentry
- I have placed an order for millwork. Don’t have a firm date yet, but they’ve said previously that they’re running 4-6 weeks out, which is workable.
- I also identified a shop to make custom doors if needed. Likely the case for the front door, and possibly a few interior doors as well. I will commit to them this week.
- I’ve received 3 bids now for flooring. Two are pretty close, and one is pretty high. Will make a decision shortly. However, flooring won’t be installed until near the very end of the process.
- I’m waiting on the proposal from Chris (RetiredWoodworker) for a fireplace mantle in the 3rd floor bedroom. This will be his first project with me.
Design: Not too much progress ordering more finish materials this week. Need to get back on that so we have materials to install. Kitchen Cabinets are shipping this week. I’ve set a delivery date of 21 Oct, after I return from California.
Design board is available here, though we made some slight changes after this board was produced.

This gives a good idea of how bad the ceiling was. I’ve cut a level line across the wall. At the left, there is ~0″ gap. At the right, the gap widens to 2-3/4″
Even if your work is picture perfect, it doesn’t impress the client to find a six-pack (or more) in the dumpster before the day is even over.
Banged up stairwell
No screws attaching the ceiling panels at the ends- just rest them on the wall panels and keep going.
Niche is missing the center row of screws. This will sag once the light is put in place.
Column between closet and niche has only 2 screws at the top- nothing holding the rest in place.
This wall is missing screws in 2 entire studs (one by the outlet, and the other between the center stud and the far right stud)
Re-installing a panel. Note the steel studs sistered to the rafters to level the subsurface
Front bedroom after all panels were removed, adjusted, and reinstalled. Now dead flat and property attached.