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Posted to OwensNewHome by Justin in Chandler, AZ
on 11/16/2008 1:50:43 PM
I got the gas bonds in, the attic access moved, and finished the low-voltage wiring. 3rd round for rough tomorrow and possibly starting insulation as well.
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| Basement fire stopping around tub |
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| Control center - router and hub location |
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| Gas bond - I did that |
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| Gophers have been killing our trees. We lost one peach tree already. This little guy has been burrowing near our Chinese Pistache for quite some time. I saw a fresh hole and got out my trap. I don't necessarily like killing animals but these guys are destroying our plants! Good to know that the traps work. |
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Posted to OwensNewHome by Justin in Chandler, AZ
on 11/13/2008 4:33:32 PM
We don't have gas in our neighborhood. I am hoping (betting) that solar will become less expensive in the future and I can expand from a solar water heater to a full house solar system. Thus, I didn't spend the money to run propane throughout all the house. The only things using propane are two fire places. Since we live in Arizona and the fireplaces are more for form than function I thought it would just be easiest to set a propane tank outside the wall near each fire place. Since each fire place is on different ends of the house and about 80 feet apart I thought it would be a lot to run lines across the house.
Well today I find out that we have to bond each of the gas lines with a #1 wire that costs over $2 per foot. This will likely add $500 to our cost! We tried to talk them into much less expensive ground rods but no one would get back to us on it. If we don't get any response by tomorrow afternoon we'll buy the wire and I'll put it in myself.
The rough inspection punch list went from 22 to 4 items. After a little work (read: all day) Saturday we should be ready for inspection on Monday and insulation on Tuesday.
I found a great experienced guy to help out as I am out of town again. He has a lot of experience and got our framer to fix several things that we would likely notice once we drywall.
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Posted to OwensNewHome by Justin in Chandler, AZ
on 11/7/2008 10:43:09 PM
And no pictures.
I finished up the last of the to-do water supply. We stuffed fiberglass insulation in the holes in the walls for "fire" protection. We cleaned up some. Jeld-Wen came out to fix to of the windows that had problems. Apparently they were small problems and I waited 3 weeks for them to spend 5 minutes onsite - oh well - they are fixed.
I also am nearly done with the low voltage runs.
Today we had our rough inspection. Because of uncontrollable circumstances I was unable to be there or have anyone at the jobsite. The normal inspector was out and a new guy left 22 items to correct. Some were simple. Some will require explanation. I left a message with that inspector and hope to take care of the questions on Monday.
When I loaded the waste lines with water to test yesterday we found a small leak in the upstairs toilet. I purchased the parts trying to get it fixed early this morning - but after I "fixed" it, leaked a water poured out.
The plumbers were busy to fix it today and I had to replace my phone. Oh yeah my phone slipped from my hand while I was doing fireblocking last night and split in two. The key pad half had the speaker phone so I couldn't see who I was talking to but I could receive calls and dial on speaker phone.
I took tonight off and we took the kids to the drive-ins. Adaira our 2 year old was a bit much to handle but our sweet 4 year old son was pretty good. I have until the end of March to finish. While I don't want to live with the in-laws any longer than I have to (going on 16 months now) it's not worth a break down to finish a day or two (or even a month) earlier. I know time is money and interest clock and all that . . . but I don't have a mortage payment and haven't had one for the past 16 months. I am paying interest on the loan funds but since I am not paying rent or another mortgage I am not paying double. Does that make sense? It's how I justify not working until the early hours like my dad did several decades ago. I need to sleep to function properly - plus my work gets sloppy when I am tired.
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Posted to OwensNewHome by Justin in Chandler, AZ
on 11/2/2008 7:02:33 AM
I had the most stress free week! The funeral was Monday and that afternoon I left town until Saturday. I haven't been to the house in almost a week. Not much got done but I feel rejuvenated and ready to begin work again. While I was gone I slept better and didn't think about the house 24/7. The break was nice.
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Posted to OwensNewHome by Justin in Chandler, AZ
on 10/23/2008 12:16:37 PM
I didn't get a picture of this but I should have.
I asked the stucco guys, in Spanish, to please leave the scaffolding under the remaining windows that I needed to get in. When I arrived there was one level of scaffolding set up but no planks were on. I added the second level of scaffolding and braced it off the best I could and added planks to walk on. Then because the second "story" was pretty wobbly I tied some 2,500 lb mule tape around the scaffolding and nailed it to the wall in 3 spots.
It probably wouldn't have passed OSHA but then OSHA wasn't going to be checking me at dusk. By the time I stepped out onto the scaffolding to put the windows in it was pitch black and the wind was blowing. I stepped out and was 20 feet above the ground. The lights were shining from inside but nothing on the outside. It was just dark and breezy. It a surreal experience. I did say a prayer prior to climbing out into the darkness and we got the three windows in. We only have one more to install.
Today when the stucco boss man came out he looked at the scaffolding and said, "I know my guys didn't do that". I laughed and said I did it so I could get the windows in so I wouldn't hold them back. He said I was a brave man and thanked me for keeping ahead of them.
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Posted to OwensNewHome by Justin in Chandler, AZ
on 10/22/2008 10:10:49 PM
First a note about the most loyal reader to my construction blog. My grandmother Rhoana Hamblin (Elder) aka Grandma Rena passed away early this morning. She suffered from ALS or Lou Gehrig's Disease. She followed my posts religiously. I am sure the visits to this blog will suffer because she checked it every day. But much more than blog visits I will surely miss my Grandma. No one loved me more, no one thought more of me. She told me I could do anything and I believed her. I haven't personally known a greater example of faith, patience, kindess and love as my grandma. Today with dozens of things to do on the house I felt as if the wind had been taken from my sails. I was dead in the water with no energy or motivation to go on, for now. I am not in deep dispair I just want to pause for a moment to remember the great woman that she was. The house will be built, it will be great and I know my grandma will be proud of me, her favorite grandson.
Short story on the long drama of the water piping - I was going to run it all myself but time was getting short. Then a plumber told me that the inspector wouldn't allow it. I call the inspector and make sure he was cool with the Viega/Vanguard pex Manabloc system. He said he wanted to see the approvals on it and that it needed to be installed by a certified installer. Can I install it myself? To which he responds, "Are you certified?". Me, " . . .".
I called Viega and found a local rep and a local installer. I also found that parts are hard to come by. I did get a guy to be my "certified party" and he sent out 6 guys last Saturday and we installed all but a few lines and two Manablocs, with a return line. They did a lot of work and we even switched out the main line coming into the house from 1" to 1 1/2" to make sure we had adequate pressure. It's a big line but they said we ought to be safe than sorry. I hesitated but it was the second plumber to tell me to go with a bigger line. The first time I didn't listen. Then I relented because we may have as many as 5 full and 1 half bath in the home when all the space is finished.
I found a dead coyote right in the driveway on Monday. I don't know how it died right there. Maybe someone is trying to tell me something. A simple call to animal control and it was gone. We don't live in the "sticks" but we have seen many rabbits - maybe that's why the coyote was patrolling the neighborhood.
Lath started this week.
I got 3 more windows in tonight working under halogen lights - it beats the lantern my dad used to build his house!
I wanted to get everything ready for the framing and rough in inspection on Friday but I don't think that will happen. I will be gone next week (after the funeral) and I hope I can line things up enough so the work can continue.
I need to look in to low voltage stuff now . . .
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| My guard dog! "Don't you go dying on me . . ." |
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| Loaded roof and lath |
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| Main floor Manabloc, soft water loop, water heater loop |
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| Backside of main floor Manabloc |
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| Backside of water lines |
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| Basement manabloc |
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| Lath going up |
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| Yeah, I built (am building) that - my positive affirmation for when there are a million things to do and I don't want to do anything. |
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Posted to OwensNewHome by Justin in Chandler, AZ
on 10/11/2008 2:36:08 PM
Months back, maybe last year I took out several of the palo verde trees. After the excavator dug up two of the roots they are still growing. I don't get that tree, it must have deep roots or something.
We finished the telephone conduit today. The neighbor irrigated and flooded the street. So there was plenty of water to help settle the trench. Luckily we had dirt piled between the water and the trench so it stayed dry. We connected the conduits then dug a channel to bring the water in and threw the dirt back in. Free water!
We also installed 2 more windows, cleaned up the whole house, brought the fireplaces out, and cleaned up the concrete debris near the sump pump and sewage ejector location.
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| Palo Verde's don't die |
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| Water main with "T" for hose bibs - ran outside for more pressure. |
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Posted to OwensNewHome by Justin in Chandler, AZ
on 10/9/2008 1:12:27 PM
Stress is a little high now a days. First for nearly everyone the economy and job are concerns we all share. Working in construction I have worried for a year about my employment. Had I know things were going to get this bad I would have down sized the house or held off for a little while.
I have been looking for a job since June and now I was blessed enough to find new employment. While the schedule won't be as flexible as my current employment a job is a job at this point.
Added to this are the plumbers who didn't like the Viega Manabloc system or their pipe. They said that if I put this water system in, I'll waste time and money because the inspector will make us tear it all out.
I called the inspector, he said I could use it if I provided the code inspections and certifications and had a certified person install it. I asked, "Can't I as an owner-builder install my own system?" "Are you certified?" was his response. Yikes. I called Viega, they gave me a local reps name and number. I spoke with him and he is supposed to get me someone who can hopefully come out and inspect the system and give me his approval after I install it.
I also had to pick out the shower trims because when I went to buy a valve they said they aren't interchangeable and I needed to decide on the trim then buy the valve. Well Audra handles the trim and finish stuff but since I needed to buy the valve I spent an hour in the show room looking at overpriced shower kits. Then I spent another hour in the parts department getting the parts. A long afternoon to end a long day.
I took the evening off only spending 15 minutes looking up Viega and comments on Manabloc on this website then I played 2 hours of racquetball. This morning nothing was going on so I headed into my old job to tie up some loose ends. For my sanity I am not pushing to be done in 6 months. I may take 9 months (a year since loan closing) now that I have a new job. I'll try to do all that I can but I may end up subbing more out.
We did pick up our granite slabs at an auction for $150 a slab and some nice filled and honed travertine for $2.45. While I have laid tile before I will definitely let someone else lay the travertine.
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Posted to OwensNewHome by Justin in Chandler, AZ
on 10/3/2008 11:14:44 PM
I am on my fourth plumber. The third jumped on it and worked hard for a few days then was hit or miss after that. I paid him 90% and after going over the drain/vents I found out that he was 60-70% done. I have left him a few messages discussing my feelings and how he was dishonest. I also let him know that I had a few of his tools not to mention his plumbing parts all over the house.
The fourth plumbers were a referral from the second plumber who did a good job. After 4 plumbers on the drain/waste alone I plan on running the pex manifolds alone. They came in this week and look cool. I went with to viega manabloc manifolds. Today I brought the main line into the house and will tap onto the copper with 1" of flex and run to the manifold. The plumbers were out today and so were the framers finishing off a few things. I have a 1 1/2" PVC main line that I reduced to a 1" pvc then went into a T with 2 3/4" coming off to run my hose bibs straight from their own line without running them through the house (a tip from a general I spoke with). When I glued it together it looked like a sword and I ran around pretending to fence with the other guys.
I transitioned to copper underground then came up put in a valve, a T for a hose bib then 90'ed into the house. It took me all day between a run to Home Depot and the plumbing supply shop for the plumbers, discussions with the framers, calls, receiving the tub and wall surrounds etc. It was my first week day at the lot. It was a good day. I while I would like to be there every day like I was today, I would prefer to have a job and some assurance I can make the mortgage payments.
After looking at the electrical and knowing that I have to finish plumbing and electrical by the end of the month do avoid interest penalties on a 6 month same as cash arrangement I am seriously considering having someone else do the electrical. I have been getting bids all of which are over the $10,000 I allotted in the budget because I was going to do it myself. The lowest is about $15,000 and the highest is about $22,000. I have one more coming in.
Audra is actively seeking bids on the cabinets and countertops.
I met with some guys to put in a solar water heater but they have been flakes and not doing anything after I have called several times. I called a different company yesterday and hopefully we can get something done up there. I need to dry in the roof already - don't you people get it? Jeesh.
It's late so I'll sign off for now. Pics to come soon . . .
Going to a natural stone and building material auction tomorrow!
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Posted to OwensNewHome by Justin in Chandler, AZ
on 9/27/2008 7:16:15 PM
This week I got to the point like many of us to that I was too busy working to write about it.
Last Saturday I learned the Home Depot had very confusing window nomenclature that made it difficult to know where each window went without measuring each and checking for the window performance numbers. (We upped the low-e on windows that faced east, west or south). Then they messed up 5 windows out of 31 and they are horrible and following up so I have to stay after them.
I had a bid from a friend who owns a window company and he quoted me $2,400 to install the windows. I found a really nice and hardworking guy on Craigslist who offered to help me out and show me how to install the windows. This guy made $120,000 last year doing window replacements for Home Depot and Lowes. We worked for about 5 hours (including 2 at Home Depot sorting the windows and transporting them to the lot) and he showed me the tricks of the trade. We installed 8 windows. I paid him $200.
Today I hired a friend and we worked for 5.5 hours and got in 10 windows and I paid him $66. We still have 11 more to install if Home Depot will ever get the right windows for us.
I bought our french door from a guy off of Craigslist. He and his brother worked up a sweat loading this heavy thing into my truck then he called me back to offer me 122 sf of tumbled travertine for free! That's a good deal! I picked it up and it will look great in our bathroom.
We bought a jetted, lighted, air bubble tub on Craigslist but it has some leaks. I fixed to of the air lines and still the pump line has leaks. Hopefully I can get someone else to mess with it and set it in because I don't even want to deal with it any more.
I found a guy on Craigslist (notice a pattern?) who could do plumbing for us. He helped me get my electrical panel up (we should have our temporary power next week) and passed inspection. I paid him for that. Then he put in all of the remaining drain lines. I paid him for that (maybe it was $100 or $200 more than I should have paid him). All he lacks are the vents. I want them through the roof so we can get the roof dried in. Then this week he was under the weather and his truck broke down. The worst thing is that he promised he would come then wouldn't show and it wasn't until later that he told me what was going on. Today he showed up and he started talking about the how he had made a electrical list. I told him that he had to finish the plumbing first and that I was going to have a contractor do the electrical (or I'll do it myself). I told him that I was ok with him getting sick and understood that his truck broke down but it was unnacceptable that he didn't communicate this with me. I said he can finish up the plumbing then we can see what happens. I went back to installing windows and he left and never came back - he left his level that he let me use for the windows. Then I called him and it went to voicemail (big suprise). If he doesn't have it done Monday I'll call the guy that helped me with the underground and pay him a few bucks to tell me how I need to run the vents and help me get a part list and I'll finish it myself.
My pex materials should be in on Wednesday. I decided with 2 Viega (VanGuard) Manabloc systems and I'll be doing that myself and with family and friends.
I was planning on running the HVAC myself and with a contractor friend who mostly services units and hasn't run a lot of residential lines. He had a guy get me a material list and we have had the HVAC supplies onsite since Monday. I had a guy off Craigslist and he told me he did a 2 system (4 tons each) with a lot of returns for $1,800. I had a friend who goes to church with a lot of guys in construction and they don't have a lot of work. I met with one who was an HVAC contractor. I walked him through our job which has 3 systems (10.5 tons) with a 5 ton system that is split between the main floor and the basement. I think he is doing me a favor and sent me a proposal for $1,800 for all of it, including cans, registers, returns, ductwork, exhaust fans, hanging the air handlers etc. Basically he will install all of the materials for everything. Sure the DASDE equivalent is $18,000 but hey, they will knock it out in 2 days vs. me doing it in 2 weeks. I'll focus on the pex lines and now (the plumbing vents) and let them handle the HVAC. My HVAC friend was suprised about the deal and said it was a no brainer. With a bid from a contractor over $20,000 for the 3 systems I should be about half and the bulk of that will be materials.
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| Plumbing from the bonus space |
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| Bath #2 |
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| Patio windows |
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| Laundry box |
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| Beam too close to stairs! We have to shorten the floor trusses and move it so we can pass inspection and more importantly so I don't hit my head coming down the stairs. |
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| My sweet wife gave our fruit trees a good deep watering. |
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| Leaky tub parts |
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| Stucco corner example. I will have 6 stucco bids. I already think I know who will I will choose but I promised 3 others that I would let them bid. |
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| Large family room picture window. Yes - this baby was heavy and we already had a bird smack into it as evidenced by a smudge and feathers on the window. |
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| Praying mantis blending into the color of the 2x6. I didn't know they can do that! |
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| Our free tumbled noce pattern travertine |
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| I had them fur out the basement walls to put in the electrical on our plans - less for me to do later. |
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Posted to OwensNewHome by Justin in Chandler, AZ
on 9/13/2008 8:36:56 AM
Well almost, I have a few blocks to get in and 4 alternate hold downs but he signed the sheet!
What else?
Plumbing waste lines start on Monday.
We had a framing issue on the stairs going into the basement. Audra spotted the problem Thursday afternoon. The Glue Laminated Beam holding the floor up above the stairs is real close to the head space above the stairs. Per the code there needs to be 6'8" clearance. We are just shy of that at about 6' 7.5" when the tread and drywall are installed. It wouldn't be a big deal if I wasn't 6'3" and at times I run down the stairs and lean forward. I have to watch myself at my inlaws so I don't hit their ceiling above the stairs and I didn't want the same problem in my house.
We checked the plans and there are inconsistancies on how the stairs lay out and the scale of the plans. I called the designer and met with him and the framer onsite. The framer says the plans are worthless and don't match from one sheet to the next. The designer says that he put 6' 8" of head room in and it should work fine. The framer says there is no detail to show the stairs and that a 10" tread (on the stringer) is common. The designer says he designed it with a 9" tread (on the stringer) which is common. Etc. After the meeting we had a few more phone calls about the issue.
At the meeting the designer agreed to split the cost of the fix, or make it right. The framer told me that I shouldn't pay any of the fix. After speaking with both sides again I asked the framer why he didn't check for clearance once the stringers were in. Granted the plans are vauge but they can only get us so far and some decisions will need to be made in the field. A framer should check certain things as he is going along.
The end result is that it will likely cost about $200 to fix and the framer and designer will share that cost. I told them both that I shouldn't have to bear any of the burden because I wasn't consulted, I didn't have anything to do with it and Audra was the one to point it out.
Later last night I started to see that we will be soon having a cash flow problem. The draws don't happen exactly how the subs and materialmen need their cash. Not to mention that the basement and framing were way over budget. I hope to recoup that cost some but since we have been buying some items for future stages we are low on available funds. Ah the OB life. 3.5 months to go and counting!
PS I kid myself with the 3.5 month thing. A) it's a big assumption to think that we'll finish on time - not that I am not working towards that but there is a lot to do yet and B) with unfinished bonus space, punch lists, landscaping etc. once we get the C of O the hectic pace may calm some but the job will be a good 2-5 years from complete!
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| Bonus space |
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| Electrical Trench - my handy work |
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| Living room coffered ceiling |
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| Electrical SES set - we'll get a temporary power device next week. |
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| An Arizona Monsoon Dust storm |
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| An Arizona Monsoon Dust storm |
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| Dust Storm |
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| Dust Storm |
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| Front elevation - there are still a few changes yet. |
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Posted to OwensNewHome by Justin in Chandler, AZ
on 9/8/2008
I finished trenching for the electrical conduits. I found 2 water services and a telephone line that weren't marked by utility locators. Luckily the only casualty to the backhoe was the telephone line that was repaired the same day by the phone company.
I should have the electrical panel up today and inspection tomorrow. Hopefully then I can request the temporary power device.
Framing should be finished this week then on to the trades and self work!
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| I like corners |
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| Rear of house, one wrong window |
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| . . . I'm thinking this big wall with now windows may look a little funny . . . oh well |
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| Trusses above bonus |
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| Finished eave |
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| The supervisors |
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| Driving down street view |
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| Why the service wasn't marked - I will never know |
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| Cut phone line |
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| A beautiful sunrise from the family room |
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| Too bad I don't have a rocker sitting next to this window in a finished house |
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| Luckily this storm passed us by. |
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Posted to OwensNewHome by Justin in Chandler, AZ
on 9/3/2008
Finally the roof trusses have been set. There were a few hang ups, one missing trusses, two extra, and some they couldn't make but didn't tell me until I asked where they were but a call to the structural engineer took care of that for me.
I found an ad on craigslist. It seems there was a couple down on their luck and wanted to buy a HD gift card then sell it for cash. They could carry the balance on their HD consumer credit card for 12 months with no interest. So we met at HD, they bought a $600 gift card and I gave them $480. A quick way to save some money but I felt somewhat guilty. Then they said that some people offered them 50%-75% of face value. They also thanked me for helping them out.
While I question the money principles of selling money for 80% of the value I wasn't about to get involved or try to tell them how to manage their finances |