What changed since Visit 10: All three MEP trades passed rough‑in inspections. Insulation is now underway: spray foam at rim joists, garage ceiling, and select basement exterior wall bands; fiberglass batts across most exterior/interior walls; and upgraded sound attenuation in the basement wall between the entertainment area and the bedroom. Site work shows continued grading and erosion‑control measures. With insulation progressing, the project is cleared to hang drywall next week.
Next: Insulation completion & inspection
Next: Drywall hang → tape/mud/sand
Procurement: Cabinetry finalization & order
Milestone: Flooring ordered
Milestones
- Excavation & driveway base established
- Footings and foundation walls poured; waterproofed; backfilled
- Basement slab placed; walk-out formed
- Framing: ground floor, second floor and roof trusses complete
- Roof sheathing installed; synthetic underlayment applied
- Front entry doors set; windows delivered & installed
- MEP rough‑ins inspected & approved
- Insulation started (spray foam at rim/garage; batts elsewhere)
- Flooring package ordered
Next Targets
- Complete insulation (thermal + designated sound walls); schedule/clear insulation inspection
- Drywall: hang, then tape/mud/sand; prime coat
- Finalize cabinetry designs and place order; confirm lead times and delivery staging
- Confirm tile and countertop template timelines relative to drywall/prime
- Exterior: continue grading and maintain erosion-control during heavy equipment work
Issues & Watchlist
- Insulation quality — ensure batts are snug, not compressed; no gaps/voids at corners and around boxes (open).
- Air sealing — verify spray foam continuity at rim/band joists and garage separations; seal top/bottom plates (open).
- Sound wall spec — confirm correct product/coverage for the basement entertainment–bedroom partition (open).
- Moisture & drying — keep building dry and ventilated before/through drywall to prevent trapped moisture (open).
- Garage fire separation — plan for code‑required Type X drywall and sealing at garage/common walls (upcoming).
- Housekeeping & debris control — improve floor cleanup for safe drywall work and inspections (open).
Completion Forecast
| Scenario | Estimated window | Assumptions | Change vs. last |
|---|---|---|---|
| Optimistic | Late Dec 2025 – Early Jan 2026 | Insulation inspection passes first go; drywall hang/finish in ~3–4 weeks; trims and paint flow smoothly; mild weather | ~2–3 weeks earlier |
| Baseline | Late Jan – Late Feb 2026 | Typical drywall + finishes cadence; cabinetry/tops arrive on standard lead times; minor punch items | ≈ same |
| Conservative | Mar – Apr 2026 | Rework after insulation/drywall inspections; supply lag on cabinets or tops; winter weather slows exterior/site | ~2–4 weeks later |
Forecast is based on typical post‑insulation production timelines (inspection → drywall → prime → trims/paint → cabinets/counters → flooring → fixtures → punch). We’ll update drift after each visit.
Technical Highlight: Insulation & Air Sealing
A high‑performing envelope blends thermal resistance, air sealing, and in select places sound control. This build uses spray foam at rim joists/garage transitions to close air paths, fiberglass batts for broad thermal coverage, and Rockwool/fiberglass sound batts at the entertainment‑to‑bedroom partition.
- Spray foam: excellent air seal at irregular cavities and band joists; reduces stack‑effect leakage.
- Fiberglass batts: cost‑effective R‑value when properly installed (full cavity, no compression, tight edges).
- Sound batts: denser batts help dampen transmission; best paired with staggered studs or resilient channel if used.
- Inspection cues: continuous coverage, blocked wind‑washing at eaves, sealed penetrations, and correct vapor retarder per climate/assembly.
Next check: insulation inspection sign‑off, then drywall hanging can proceed without cold‑weather delays.
Field Visits (Albums)
- Visit 1 — Jul 23, 2025 — album
- Visit 2 — Aug 6, 2025 — album
- Visit 3 — Aug 9, 2025 — album
- Visit 4 — Aug 17, 2025 — album
- Visit 5 — Aug 22, 2025 — album
- Visit 6 — Aug 31, 2025 — album
- Visit 7 — Sep 6, 2025 — album
- Visit 8 — Sep 13, 2025 — album
- Visit 1 — Jul 23, 2025 — album
- Visit 2 — Aug 6, 2025 — album
- Visit 3 — Aug 9, 2025 — album
- Visit 4 — Aug 17, 2025 — album
- Visit 5 — Aug 22, 2025 — album
- Visit 6 — Aug 31, 2025 — album
- Visit 7 — Sep 6, 2025 — album
- Visit 8 — Sep 13, 2025 — album
- Visit 9 — Sep 20, 2025 — album
- Visit 10 — Sep 27, 2025 — album
- Visit 11 — Oct 4, 2025 — album