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Basement Finishing and Renovations Has it been 2 years already? Time to work on finishing the basement into some extra living space.


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  #41  
Old 2009-11-17, 08:11 AM
VolgaOwner VolgaOwner is offline
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Keep the pictures coming!

Question for you... did you ever question your builder on the span of your basement? Looks like yours is like ours – no jackposts.

I had a contractor friend come by and he said according to the grade of wood we had, and by the supports they put up, we were over span. We put it on our one month, and the builder is checking into it. The rep said it was fine, but we want something in writing (span is about 17' with no jackposts or beams, with a "2" grade of wood? Does have wooden support where jackposts would normally be though.)

We really, really don't want jackposts, lol, but I also don't want the house coming down! Main floor is open...
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  #42  
Old 2009-11-17, 09:31 AM
burlington1971 burlington1971 is offline
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Quote:
Originally Posted by VolgaOwner View Post
Keep the pictures coming!

Question for you... did you ever question your builder on the span of your basement? Looks like yours is like ours – no jackposts.

I had a contractor friend come by and he said according to the grade of wood we had, and by the supports they put up, we were over span. We put it on our one month, and the builder is checking into it. The rep said it was fine, but we want something in writing (span is about 17' with no jackposts or beams, with a "2" grade of wood? Does have wooden support where jackposts would normally be though.)

We really, really don't want jackposts, lol, but I also don't want the house coming down! Main floor is open...
We have two jack posts, but they are right by the stairs, the spans are supported by metal I beams.
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  #43  
Old 2009-11-19, 08:45 AM
burlington1971 burlington1971 is offline
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Default Builder insulation removed, ready for framing

Well it's time to frame, builder insulation gone, it actually came off without much of a mess. Our foundation walls are pretty straight as well, so I should be able to get the walls right up against the concrete.
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  #44  
Old 2009-11-19, 09:06 PM
Mark & Lynda Mark & Lynda is offline
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How are you planning to insulate the walls?

Have you considered spray foaming or gluing XPS panels to the walls?
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  #45  
Old 2009-11-19, 10:53 PM
burlington1971 burlington1971 is offline
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Originally Posted by Mark & Lynda View Post
How are you planning to insulate the walls?

Have you considered spray foaming or gluing XPS panels to the walls?
I'm using r14 roxul. Spray foam is way to expensive and the extra r value of adding the xps is not as benificial below grade. The spray foam is nice as it also acts as a valour barrier, but we have no moisture issues in our basement. We will already see significant energy savings with floor to header bats in comparison to the unfinished walls.

Last edited by burlington1971; 2009-11-20 at 11:16 AM. Reason: spelling
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  #46  
Old 2009-11-20, 11:15 AM
burlington1971 burlington1971 is offline
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Thumbs up

Got the building permit today. 11 business days, not bad at all. And it's a good thing we got it today as we are starting framing tomorrow!
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  #47  
Old 2009-11-20, 11:21 AM
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rosieandbart rosieandbart is offline
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Just curious how much was the permit? Is it based on square footage?
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  #48  
Old 2009-11-20, 12:11 PM
burlington1971 burlington1971 is offline
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Originally Posted by rosieandbart View Post
Just curious how much was the permit? Is it based on square footage?
The zoning certificate was $85 and the Permit was $180. It is based on square meter's but $180 is the minimum. We have 66 square meters of finished area. I forget the rate per square meter, but it's on the city's web site.
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  #49  
Old 2009-11-20, 12:44 PM
SteveLesley SteveLesley is offline
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Make sure to leave a small space between the wood studs and the concrete (or put some plastic in between) as the concrete will "wick" moisture right into the studs. Or even better, spray foam! It is only a little bit more money than roxul if you deduct the energy savings grant from the government ($1250 rebate!).
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  #50  
Old 2009-11-20, 01:03 PM
burlington1971 burlington1971 is offline
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Make sure to leave a small space between the wood studs and the concrete (or put some plastic in between) as the concrete will "wick" moisture right into the studs. Or even better, spray foam! It is only a little bit more money than roxul if you deduct the energy savings grant from the government ($1250 rebate!).
Yes, I'm going to put poly on the studs. I already purchased the insulation.

Spray foam costs about $4.50 per square foot, for my basement walls and ceiling that comes to $8,586
R14 for the walls and safe and sound for the ceiling cost me $1048 plus tax.

Even if you got it down to $3 per square foot the cost difference is huge.

The energy savings for below grade insulation is minimal. The foam is great above grade as it seals all air leaks and makes your house very tight.

You can also get grants by going with R20 bats.

Bottom line is I have a budget for the basement, an additional $6,000+ just to do foam is not in the cards.

I would go foam if I was building a new house and could do it on all levels. But not on a basement reno of a house we will likely only live in for another 5-7 years.

*update, I found a installer who will do the walls for $3500 including tax, with that and the energy grants I may just do it. It's amazing how much the price varies from contractor to contractor.

Last edited by burlington1971; 2009-11-20 at 03:34 PM. Reason: Update
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