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okie boarder's house
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Okie Boarder
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Joined: 03 Mar 2008
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City: Edmond

PostPosted: Nov 10, 2015 8:41 am    Post subject: Reply with quote

Well, after some delays with our town and needing to go before the planning commission, we finally have been able to proceed. We got the footings poured, finally, and things should progress quickly on getting the stem wall and slab done over the next week or so. Here are a couple updated pictures of the footings. It took 54 yards of concrete for the footings and piers. We're definitely looking forward to being able to progress more quickly from here on out.








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Okie Boarder
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PostPosted: Nov 11, 2015 8:13 am    Post subject: Reply with quote

The forms are up for the stem walls and being poured in a couple hours.








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ontrider
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PostPosted: Nov 11, 2015 9:53 am    Post subject: Reply with quote

Fun to see the progress.
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Okie Boarder
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PostPosted: Nov 13, 2015 7:59 am    Post subject: Reply with quote

Been hunting on our place since bow season opened up. We've gotten made several times by a smart mama doe with her twins, but we're seeing some good activity. We have 50 acres of woods behind us to the east, and there is a fence at the edge of our property that we've opened up. We're definitely seeing lots of tracks, a rub line in the woods and a couple scrapes. Mostly we're seeing doe, but there are signs of bucks around, too. It's been really cool being able to just go to our property and hunt. We're looking forward to when we're living out there and the trip to the deer stand is just a short walk.

A scrape and a rub...





Deer cam pics...














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Okie Boarder
Ladies Man
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PostPosted: Nov 13, 2015 7:53 pm    Post subject: Reply with quote

Went up to the property to see the progress this evening. It is shaping up nicely and the stem wall looks good. If all goes well, the slab will be poured next Wednesday.





















Checked the deer cam again and saw some good activity again, including a small buck and this one.


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BrentC5Z
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PostPosted: Nov 14, 2015 6:16 pm    Post subject: Reply with quote

That's a huge buck for this part of the country.
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Okie Boarder
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PostPosted: Nov 15, 2015 6:24 am    Post subject: Reply with quote

A few others have said the same thing. I would love to see him in person.
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Okie Boarder
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PostPosted: Nov 15, 2015 5:43 pm    Post subject: Reply with quote

This is pretty cool. If you don't want to watch the whole thing, go to the last several minutes. That is him hunting on the family's land, which is actually only about 1/2 mile from our place. The kid is actually a friend of a friend.

https://www.youtube.com/watch?v=Q9kUYJ5KjBc

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Okie Boarder
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PostPosted: Nov 16, 2015 5:52 am    Post subject: Reply with quote

Took this picture Saturday, from the road to our south. It gives a nice perspective of the layout from a little further away.


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Okie Boarder
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PostPosted: Nov 19, 2015 3:16 pm    Post subject: Reply with quote

Plumbing is done and got inspected today, so they just need to finish prepping for the slab at this point. It looks like slab pour probably won't be until Monday.












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Okie Boarder
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PostPosted: Nov 24, 2015 11:02 am    Post subject: Reply with quote

More progress. Sand and steel is in and they are almost ready to pour the slab.






















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pet575
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PostPosted: Nov 25, 2015 7:12 am    Post subject: Reply with quote

Are the colored water supply lines an OK thing or is that industry standard these days taking the place of copper tubing in new construction? What material are they? I'd guess they're some form of PVC to hold the water pressure?
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vette74
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PostPosted: Nov 25, 2015 10:33 am    Post subject: Reply with quote

pet575 wrote:
Are the colored water supply lines an OK thing or is that industry standard these days taking the place of copper tubing in new construction? What material are they? I'd guess they're some form of PVC to hold the water pressure?
It is called Pex it works really well and easy to install.
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Okie Boarder
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PostPosted: Nov 26, 2015 7:17 am    Post subject: Reply with quote

Yeah, vette is right, it's PEX. Most builders seem to be going to PEX and doing the manifolds at each use point. I think the manifold also leaves things open for the hot water recirculator or for tankless.
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chavez
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PostPosted: Nov 30, 2015 7:54 am    Post subject: Reply with quote

I've had PEX in my last several homes. Not a single problem in any of them. This is the first time I've seen it buried though. It's usually run up through the attic around here.
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Okie Boarder
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PostPosted: Nov 30, 2015 9:14 am    Post subject: Reply with quote

Hmmm, that's interesting.
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PostPosted: Nov 30, 2015 2:47 pm    Post subject: Reply with quote

chavez wrote:
I've had PEX in my last several homes. Not a single problem in any of them. This is the first time I've seen it buried though. It's usually run up through the attic around here.


It's buried in conduit in my current house. It was run through the attic (no conduit) in my old house. I guess it would be better to have a leak in the ground, but easier to replace in the attic.
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PostPosted: Nov 30, 2015 2:52 pm    Post subject: Reply with quote

Okie Boarder, will there be an insecticide applied before the slab is poured? Here, building code requires some type of insecticide to be sprayed (usually has a dark green die in it) before the slab is poured. Wood boring insects aren't a problem here like it is in Florida, but termite damage is fairly common in older houses.
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Okie Boarder
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PostPosted: Nov 30, 2015 2:53 pm    Post subject: Reply with quote

Yes, there will be an insecticide applied.
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PostPosted: Dec 01, 2015 8:40 am    Post subject: Reply with quote

I've heard of PEX but never used it myself. I guess I thought it was similar to plastic PVC piping rather than the flexible stuff. I'm re-doing my master bath at my house within the next 3-4 months so looks like that might be a nice option to avoid having to re-plumb the entire shower area.

Thanks!

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PostPosted: Dec 02, 2015 7:32 am    Post subject: Reply with quote

ohsix wrote:
It's buried in conduit in my current house. It was run through the attic (no conduit) in my old house. I guess it would be better to have a leak in the ground, but easier to replace in the attic.

I'm sure it has to do with the area you live in. Hard freezes are very rare here, so running it exposed in the attic isn't a big deal. The (cold) water is quite warm until the lines flush in the summer though.

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Okie Boarder
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PostPosted: Dec 02, 2015 7:51 am    Post subject: Reply with quote

pet575 wrote:
I've heard of PEX but never used it myself. I guess I thought it was similar to plastic PVC piping rather than the flexible stuff. I'm re-doing my master bath at my house within the next 3-4 months so looks like that might be a nice option to avoid having to re-plumb the entire shower area.

Thanks!


I bet it would be a good way to go.

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Okie Boarder
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PostPosted: Dec 04, 2015 12:50 pm    Post subject: Reply with quote

The slab is poured and machine finished. It took them quite a while to get it right, especially with our cooler temperatures right now. It turned out good and we're excited for the next phase.












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Okie Boarder
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PostPosted: Dec 13, 2015 6:45 am    Post subject: Reply with quote

So, not a whole lot has happened since the slab pour, other than getting a few tasks done and getting ready for the framers. The slab has set up well and it has been interesting to watch the changes as it cures. The process of machine finishing to this level is pretty cool and it goes through some amazing changes. We're definitely seeing more motteling (sp?) and pattern/color variation as it cures. This week, they got the septic system in, drilled the well and got the temp power pole in place. The build package is set to be delivered mid week and framing should start late in the week. We're really looking forward to this stage and seeing the house really take shape.



















We managed to increase our firewood stash this last week as ice storms hit the are we live now. Many trees throughout the neighborhood fell victim to the ice storm and had to be cut down, including two of my neighbors' trees.










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vette74
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PostPosted: Dec 14, 2015 2:24 pm    Post subject: Reply with quote

They definately build foundations different there than here.
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PostPosted: Dec 14, 2015 4:39 pm    Post subject: Reply with quote

Ours is a little overkill compared to most builders out here. Our builder puts a lot more into the foundation than most, but the general idea of footings, stem wall and raised slab is pretty typical for here around the OKC area. The houses in the Tulsa area, where we used to live, tend to be more of slab on grade. So, how do they do it there?
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PostPosted: Dec 15, 2015 6:50 am    Post subject: Reply with quote

Are you guys digging a storm shelter somewhere out there?
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PostPosted: Dec 15, 2015 8:17 am    Post subject: Reply with quote

Yes, we're doing one of the garage floor underground units.
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PostPosted: Dec 15, 2015 1:47 pm    Post subject: Reply with quote

They pour the slab and grade beams monolithically here
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PostPosted: Dec 17, 2015 8:01 am    Post subject: Reply with quote

Is your slab on grade or raised with a stem wall?
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PostPosted: Dec 17, 2015 8:18 am    Post subject: Reply with quote

Okie Boarder, out here they pour on grade. No stems.

What's the deal with the stems? Strength for storms? Termites?

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PostPosted: Dec 17, 2015 8:39 am    Post subject: Reply with quote

Only reason I know of would be if you did not pour a slab and chose to build floor joists on the stem walls with just a crawl space instead. Not sure what the codes in OK say about that type of construction if you were in a place that required codes. Might be more common out in the country. I've seen it in several places in the Ozark Mountain areas in Southern Missouri in the regions where they build tons of lake houses that way. But, again, codes might get in the way of that in other places. Wouldn't shock me if it is not allowed in more humid climates like OK, TX, etc. where humidity under the house would be a bad thing without some type of ventilation/drying system to prevent mold buildups in those areas.
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Okie Boarder
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PostPosted: Dec 17, 2015 11:31 am    Post subject: Reply with quote

chavez wrote:
Okie Boarder, out here they pour on grade. No stems.

What's the deal with the stems? Strength for storms? Termites?


Yeah, that is what I was used to growing up in CA. Our house around the Tulsa area was sort of like that except they did the post tension slab. Around the OKC area it seems like raised slab/stem wall combos are the most common. I think part of it is building style and part is due to the soil. There is a lot of red clay soil that expands and contracts, so I think they want to get the slab elevated.

An interesting aspect to all of this is many houses with just a footing and stem, with raised slab, end up settling. There are companies that will come and dig piers under the footings and get the house to stop settling. It seems like it happens at around the 10-15 year old stage. I've heard it can cost $5-10K. The design our builder uses is essentially putting those piers in as part of the original construction instead of risking it. It's a higher cost on the front end, but a savings on the back end and our house will be a lot more solid. The soil at this house is pretty sandy at the surface, but still has the red clay underneath.

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PostPosted: Dec 17, 2015 1:20 pm    Post subject: Reply with quote

vette74 would probably know best, but in the Houston area, grade beams or drilled piers are popular slabs because the soil is expansive clay from the surface to very deep. In that environment, you need a rigid floating slab as the soil underneath is not very stable. I think it's typically to pour everything at once so you have a monolithic slab. Where I live in west Texas, we have 8"-3' of non-expansive dirt/sand above a non-expansive clay called caliche, so our soil pretty stable. The typical slab here has footings 12-18" deep around the perimeter and under load bearing walls/columns with the remainder being a 4-5" slab on grade. On larger builds, the footings are typically poured first then the slab on grade poured later and joined via rebar stubs that extend from the footings. I think the advantage to separate pours is you don't need a concrete pump as the slab on grade reinforcement can be placed after the footings are poured. On smaller builds, the footings and slab on grade are poured at the same time since the concrete trucks have enough reach to cover the smaller surface area.
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Okie Boarder
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PostPosted: Dec 17, 2015 3:44 pm    Post subject: Reply with quote

By the way, how deep do they typically go there the grade beams, vette?
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