Cascade NW Construction

What is the difference between OSB and Plywood?

Mon, 17 May 2021 19:27:00 GMT

Over the years of working in the world of construction, one of the most common questions I get asked is, “Why do you use plywood rather than OSB?”

To put it simply, It all comes down to quality. When contractors look into building any sort of structure for you they want it to last as long as possible with the least wear down and issues over time. It’s important to use the correct panel products from the start, since most of the strength of the house comes from the sheathing.

Let's dive into the fundamentals of panel products and what it means for you and your home. First, what is OSB and plywood and how are they made? OSB or Oriented Strandboard is a panel product that is made when timber is shredded into small strands. These strands are put through a milling process where they are mixed and rolled together with a wax/ resin mixture. This mix is pressed at high temperatures into standard sized sheets that we see everyday. Plywood, on the other hand, is made from old growth trees that are cut into layers of veneer. The veneer is glued and pressed together in layers that lie perpendicular to each other. APA and a collection of wood specialists have deemed these two products as equal when it comes to shear strength.

Where we really start to see the difference between the two products is when it comes to exposures. OSB is deemed as water resistance due to the wax and resin mix inside of it. For the most part this is a truth, the issues come once water has entered the wood. Since there is such a strong water resistance to OSB it ends up locking the moisture inside and is not able to escape in a timely manner. Once the water has penetrated the layers OSB becomes a sponge and starts to warp and can even expand up to 3/8ths of an inch larger than its original size. The worst part is that this swelling in OSB is irreversible and is capable of ruining finishes on the exterior of the structure. Other problems can come in signs of dry rot and a weakened support system.

Plywood is seen to have less of these problems and is capable of lasting up to 50 years or more if installed correctly even if water has reached it, as long as it has been treated properly. Due to the veneer layers in plywood it is capable of expelling any water it absorbs at a rapid rate and holds its original shape without cupping or change in product size. Plywood is also able to be installed as a primary subfloor system for any type of flooring without any issues or weak spots. Plywood has been found to have a stronger web in flooring and is less likely to flex under heavy loads and stress. Plywood is also able to be used as a finish in multiple areas and is meant for structures that might not be finished for a while and is capable of withstanding humidity and weather changes for six months or longer.

Although plywood is more expensive compared to OSB most of the time, the payout that it can offer is more than worth it. With the combination of strength, water resistance and the capability to be used from framing to finish, makes it a dominant product for us. We love to see your house last a lifetime and take pride in what we put into it.

How Long Does it take to install and Endless pool

Mon, 17 May 2021 19:16:00 GMT

How long does it take to install an Endless Pool and what does that process look like?

With the plethora of options, sizes, and finishes available I could write all day.

So, lets narrow things down a bit by looking at the install of the most common size and style of Endless Pool, The 7’ x 14’ steel panel pool with minimal accessories. We will assume the pool location does not need additional site work. We are also going to ignore finishing work such as custom coping or skirting as install times vary greatly based on finish materials used.

Now that we have narrowed things down a bit, I can say the install typically takes 2-3 days with 2 experienced installers working on the pool.

Day 1

On day one we arrive at the job location, start unpacking the shipping crate or crates, prep the install site, and line out where the pool will sit. Next, we begin assembly of the pool wall panels. This includes bolting the panels together where necessary, installing rigid foam insulation, standing, and connecting the walls, and ensuring the pool is level and square. Once the pool is set level and square it will be anchored or bracketed into place to prevent movement.

After the panels are set, the through wall locations (for water quality and hydraulic line plumbing) are laid out and cut through the steel panels at the “front” of the pool.

Next, the liner hanger is installed on the pool panels. There are various styles of liner hangers that allow different types of finishing materials. Once the liner hanger is installed, all the seams in the interior of the pool are caulked to aid in the install of the liner. The caulking of the panels allows us to install the liner under suction which helps minimize wrinkles in the liner and deliver the smoothest possible looking liner install.

Typically, we install the coping and cover tracks and cover next.

Next, we set the Hydraulic Power Unit and Gecko Water Quality System in place so that the electrician can complete the necessary wiring on day 2 while we are installing the liner and internal pool components.

Day 2

On day two we will start with a very detailed cleaning and vacuuming of the floor of the pool. Next, we will lay down the liner floor pad and foam support corners. After the floor and corner foam, the liner will then be hung and set in place under suction.

Once the liner is set, we will start installing the interior bench and propulsion system and start the water fill. Once the bench system is installed and the water level reaches 18-24’ we will cut in and install the plumbing, hydraulic and any other through wall fittings.

Next, we will complete the water quality system plumbing and hydraulic connections.

Once the water level has reached its ideal level, we will shock the water and complete a basic function and care walkthrough with the customer.

How fast the pool fills will usually be the determining factor as to whether the install is done on day 2 or early day 3.

Low Impact Exercise with a High Impact on Your Health

Fri, 14 May 2021 02:22:00 GMT

Swimming is just about as good as it gets for a total workout. Water has been considered one of the best therapeutic options for centuries. Swimming is the second most popular exercise activity in the United States and a good way to get regular aerobic physical activity. Just two and a half hours per week of aerobic physical activity, such as swimming, bicycling, or running, can decrease the risk of chronic illnesses leading to improved health for people with diabetes and heart disease.

If you don’t love working up a sweat but do love the benefits of a cardio workout swimming may be your best bet. The water helps keep you cool even as your heart rate rises allowing you to workout longer. Water-based exercise puts minimal stress on your joints and provides a heart-pumping cardiovascular workout that builds endurance and helps lower blood pressure and cholesterol levels.

Swimming has long been at the top of the low-impact exercise list. The resistance of water forces your muscles to work harder, toning your back, triceps, biceps, chest, stomach, and leg muscles as you swim. “Swimming isn't about perfect strokes -- at least, not at first," says Jane Katz, EdD, professor of health and physical education at John Jay College of Criminal Justice at City University of New York, and author of Swimming for Total Fitness: A Progressive Aerobic Program . "New swimmers should just focus on getting into the water and moving."

Is It Still Good for Me If I Have a Health Condition?

Whether you want to get or stay in shape, swimming is a suitable exercise for all ages and fitness levels. Exercise can be challenging for anyone that feels unfit. However, swimming allows you to set your own pace and level of workout. Swimmers have about half the risk of death compared with inactive people. They can also exercise longer in water than on land without increased effort or joint or muscle pain.

Water-based exercise can help people with chronic pain, diseases, and illnesses:

For people with arthritis, swimming improves use of affected joints without worsening symptoms. It also decreases pain from osteoarthritis.
If you are pregnant, the buoyancy of the water will take stress off your joints.
It is also a good choice if you have low back pain. Warm water can be very soothing.
If you have diabetes, an aerobic activity like swimming can be a very important part of your diabetes treatment plan. It will help you burn calories, lose weight, and keep your blood sugars under control.
If you have high cholesterol, you will also benefit from swimming. It will help you lower your ''bad'' LDL cholesterol and raise your ''good'' HDL cholesterol.
Swimming helps increase lung capacity and may improve asthma symptoms.
Children with cerebral palsy can improve their motor functions.
People with multiple sclerosis (MS) and other physical disabilities find that swimming is an excellent workout option because water provides support and resistance.
Exercise releases endorphins, which improve mood. It is a great way to relieve stress and anxiety.
Check with your doctor first if you are having joint pain, have had a recent injury, joint replacement, or are having an arthritis flare.

Studies have noted that “after adjustment for age, body mass index, smoking status, alcohol intake, and family history of cardiovascular disease, swimmers had 53%, 50%, and 49% lower all-cause mortality risk than did men who were sedentary, walkers, or runners, respectively.”

References

US Census Bureau. Statistical Abstract of the United States: 2012. Arts, Recreation, and Travel: Participation in Selected Sports Activities 2009. Cdc-excel[XLS – 40 KB]External
U.S. Department of Health and Human Services. 2008 Physical Activity Guidelines for Americans: Be active, healthy, and happy! In Chapter 2: Physical Activity Has Many Health Benefits.External 2009.
Chase NL, Sui X, Blair SN. 2008. Swimming and all-cause mortality risk compared with running, walking, and sedentary habits in men. Int J of Aquatic Res and Educ. 2(3):213-23.
Lotshaw AM, Thompson M, Sadowsky S, Hart MK, and Millard MW. Quality of life and physical performance in land- and water-based pulmonary rehabilitation.External J Cardiopulm Rehab. 2007;27:247-51.
Broman G, Quintana M, Engardt M, Gullstrand L, Jansson E, and Kaijser L. Older women’s cardiovascular responses to deep-water running.External J Aging Phys Act. 2006;14(1):29-40.
Cider A, Svealv BG, Tang MS, Schaufelberger M, and Andersson B. Immersion in warm water induces improvement in cardiac function in patients with chronic heart failure.External Eur J Heart Fail. 2006;8(3):308-13.
Westby MD. A health professional’s guide to exercise prescription for people with arthritis: a review of aerobic fitness activities.External Arthritis Rheum. 2001;45(6):501-11.
Hall J, Skevington SM, Maddison PJ, Chapman K. A randomized and controlled trial of hydrotherapy in rheumatoid arthritis.External Arthritis Care Res. 1996;9(3):206-15.
Bartels EM, Lund H, Hagen KB, Dagfinrud H, Christensen R, Danneskiold-Samsøe B. Aquatic exercise for the treatment of knee and hip osteoarthritis.External Cochrane Database Syst Rev. 2016;3:CD005523.
Berger BG, and Owen DR. Mood alteration with yoga and swimming: aerobic exercise may not be necessary.External Percept Mot Skills. 1992;75(3 Pt 2):1331-43.
Tomas-Carus P, Gusi N, Hakkinen A, Hakkinen K, Leal A, and Ortega-Alonso A. Eight months of physical training in warm water improves physical and mental health in women with fibromyalgia: a randomized controlled trial.External J Rehabil Med. 2008;40(4):248-52.
Gowans SE and deHueck A. Pool exercise for individuals with fibromyalgia.External Curr Opin Rheumatol. 2007;19(2):168-73.
Hartmann S and Bung P. Physical exercise during pregnancy—physiological considerations and recommendations.External J Perinat Med. 27(3):204-15.
Mactavish JB and Schleien SJ. Re-injecting spontaneity and balance in family life: parents’ perspectives on recreation in families that include children with developmental disability.External J Intellect Disabil Res. 2004;48(Pt 2):123-41.
Sato D, Kaneda K, Wakabayashi H, and Nomura T. The water exercise improves health-related quality of life of frail elderly people at day service facility.External Qual Life Res. 2007;16:1577-85.
Rotstein A, Harush M, and Vaisman N. The effect of water exercise program on bone density of postmenopausal Women.External J Sports Med Phys Fitness. 2008;48(3):352-9.
Health Benefits of Water-based Exercise https://www.cdc.gov/healthywater/swimming/swimmers/health_benefits_water_exercise.html
Exercise in pregnancy https://www.nhs.uk/pregnancy/keeping-well/exercise/
Data and Statistics for Cerebral Palsy https://www.cdc.gov/ncbddd/cp/data.html
5 Remarkable Health Benefits of Swimming https://www.endlessfitness.com/5-remarkable-health-benefits-swimming/

How long does it take to get an estimate from my General Contractor?

Fri, 14 May 2021 01:58:00 GMT

The Sequence of Events for a Remodel or Addition-

Step 1- Making initial contact with your potential *General Contractor “GC” to schedule a site meeting. During that call it is very important to discuss if you already have your drawings in process or completed and ready to apply for the permit.
Step 2- The first site meeting can take 3-5 days to schedule and if you have permit ready plans, you can skip right to step 12. If not, this site meeting is for a little Q and A about your project such as:
Evaluating the need for
Permits
Design, Architect and/or an Engineer’s consultation (Plan Specialist)
Permit Documents
Site Plan
Talking about finishes
Layout
Placement and so on
Step 3- After engaging the Plan Specialist for a quote on a site visit and construction documents the quote is sent to the GC. 3-5 days . The GC and specialist will discuss the project quote to make sure they are both on the same page about what you want for your project.
Step 4- It should take about 2 days to send you a quote for the design phase of your project with a simple Scope of Work or “SOW” to detail what the design would entail.
Step 5- You, now the client, should only take 2 days to evaluate and accept the proposal to move forward with the construction documents phase. This will usually include some time for the GC to meet the engineer on site and do a little opening up of things, crawling around in the crawl space, attic and maybe checking for hold downs in the stem wall and other structural elements. You are simply making a small investment into a project that you have most likely have or should have spent some time considering.

Now at this point neither you nor your GC have come up with any costs for the project, this requires much more information to be accurate. Please see this link for “What is the Cost per Square Foot Estimate Myth- Blog” Cost Per Square Foot Myth

Step 6- It takes 5-7 days to schedule and meet with the specialist for their own site walk with you and your GC. This is what will take place during that site walk:
Measuring the space
Documenting the existing conditions of the structure
Discussing the overall project impact and things to consider such as Value Engineering. This is a big one, your GC, having done this before, coupled with the design specialist, should have some ideas that could save time and money by using their experience on other similar projects.
Step 7- A ***draftsmen will visit the site to do all the hard measurements and document all the existing walls and layout for the basis of the Existing Conditions part of your plan. Now if you have current drawings of the existing building that you are wanting to remodel or add on to, you can save some time and money here. If you do not, sometimes a quick call to the local building permit center in your city or county will confirm if they have any records on file. If they do then that is a win because they will not need to be created by the draftsman. It should take 5 days to get this meeting scheduled.
Step 8 - After 10-15 days , the preliminary drawings should be complete and ready for review by you and your GC.
Step 9- You and your GC should coordinate to review and mark up any changes before your design specialist continues to final drafting and Engineering. 5 days is about average.
Step 10- While the design specialist is working on revisions or final plans over the next 10 days for your GC to start producing a “ROMB” or Rough Order of Magnitude Budget based on Preliminary Plans, this gives you and your GC a chance to work on the overall budget and scope and involve the design specialist as need with any changes.

Let us say the SOW is correct and you have agreed to the rough budget given your GC. Oh, and expect it to be rough because at this point the Engineering has not been completed and a good engineer does not cut corners and is bound by the “if we touch it, we have to evaluate and bring to current code” rule. It is typical that these budgets minus any curve balls from an Engineer should be roughly within 15-20% of the final budget number once final drawings are complete. Again, that is not always the case.

Step 11- The Permit Document Phase, about 15 days. These drawings should now be fully accurate ready for submitting for permits with your county or city.

Also, it is a good time to point out that this schedule is based roughly on what times frames should take, and only if the subs and vendors follow through on a timely manner. The current **market conditions could and currently are changing things and at the time this article was written, the City of Portland is currently dragging things out months.

Step 12- While waiting on permit approval, your GC will be conducting site visits with their sub-contractors to get prices over the next 5-15 days, this includes labor and materials for their specific trade portions of the project. Once this is completed, your GC should produce a SOW that reflects all the documents that it took to obtain the quote such as the Permit Ready Documents, the specifications, submittals for materials and finishes. If you are doing a kitchen or bath remodel, an example of your specification list could include the following: WAIT back up for a second, during the first 8 steps of the project you should be visiting show rooms and retail places that sell the finishes so that the “submittal document” (listing the items below) can be included as part of the contract and SOW. Your GC will most likely have places for you to visit. If you want your contractor to pick out certain items they will be referred to as “builders’ choice” and those items will need to be approved by you during the course of the project build.

Interior Doors
Trim type and style
Paint colors
Windows
Counters
Cabinets and Vanities
Lighting Fixtures
Bathroom plumbing fixtures
Kitchen plumbing fixtures
Appliances
Flooring
Specialty items
Tile
Glass Shower doors
Shower surround
Roofing
Etc.

Doing the Math: We are going to consider 5 days a 1-week period for this article since we are talking about workdays. We are currently at 65 days (13 weeks) on the low end and 86 days (17+ weeks) on the high end. This should answer the basic question on how long it takes to get a contractual estimate for a project requiring a permit. Now if you are already ahead of the game and have your permit ready drawing or your permit has already been issued, you could easily do the math starting at step 12.

We have included a Flow Chart link for a visual Bidding Flow Chart

*Definition of General Contractor: A general contractor is the main contractor on a construction project. His or hers responsibility is to ensure that the project is completed according to the client’s specifications, as well as in compliance with the law. Construction contractors often hire subcontractors to get the work done effectively and on time. Projects can include everything from the construction of a new office building or house, to adding on a room, or even building a deck – essentially, any type of construction job that requires a building permit.

**So, What’s Driving this current Market Condition? In this current building industry market, wood quotes are good for 9-14 days and products using resins are in short supply! There are two factors in play here. First, some natural disasters (such as forest fires in the Northwest and power outages in Texas) are causing lumber and resin prices to rise. The second factor is Covid ,almost all industries are experiencing staff shortages, with many employees working from home resulting in less than adequate access to teams and company data.

***Draftsman: A person who draws or prepares plans, sketches, or designs.

General Contractor Bid Flow Chart

Fri, 14 May 2021 00:43:00 GMT

Preparing for your site meeting...

Thu, 06 May 2021 01:29:00 GMT

“How can I be prepared as possible for my first meeting with my potential General Contractor” is a question you should ask yourself if you are nearing the estimate stage of your project. In reality you have most likely been thinking about this new project for some time now and are ready to see if it’s even feasible.

Let us start with why would we prepare? “Wouldn’t I just call and schedule an appointment and then ask them all my questions as I think of them?” Sure, you could do that but then you will likely have multiple emails, follow up calls & additional questions later. This often leads to changes to the quote as they are working on it. That equates to more time and money preparing the estimate and the potential to miss items you had wanted included. Here is a list of the top 5 things I think are essential to a successful first site meeting.

1. Have a list of questions about your project prepared in advance and send to your potential GC right after scheduling the first appointment. This will help them get a feel for your project and style before they even see your site. Why is this so important? If you asked a particular question regarding code, that allows them time to contact their resource, and have that answer ready for you, putting you one more question closer to getting all your questions answered.

2. Look up your zoning prior to the site visit. This is huge because the question I am about to share is in the top 5 questions I am asked at every site visit. “Andy, how close can I put my addition/ project to the fence line?” I will post a link to this blog topic called How do I find my Setbacks written by Natalie Mills, one of our Assistant Project Managers. This is important, you can build standard construction if you maintain the property setbacks, but what if you want it closer to the fence? You can also build within the property setbacks some of the time if you follow some local building codes that deal with fire ratings of structures. This means yes, as long as you make sure your project meets the municipal requirements for fire protection you may be able to use that space. Now, does this info vary depending on location of the property and the city or county, of course.

3. Locate any existing blueprints or drawings of your house. If you do not have then you can call your local county or city permit center, sometimes referred to as Building Developmental Services and ask for a copy of your records. They may require you to come down and search their records and they most likely will charge a fee to make copies. The potential cost savings could be well over a $1,000 for you. Paying a draftsman to make a site visit to measure up your house and to then make a “plan set” to work off of is spendy, and with a little time investment on your part, might be well worth the savings.

4. Put together a project Scope as best you can.
Here is an example of a bad project scope: Customer: I would like a bathroom remodel, what do you recommend?
If you do not give the contractor some info you are basically asking them to pick out what they like for your remodel. Spoiler alert: you will not be happy. They are not the ones who will be looking at this every morning and evening! This is almost a guarantee that your budget and theirs will not even be close to lining up.
Now, here is an example of a good project scope: Customer: I would like a bathroom remodel with a:
New sink
New vanity
New counters
New Flooring

This is very basic and that is ok, because now your contractor should know what direction to point you. Most contractors will have a list of subs and vendors they use, trust, and have good working relationships with. They should introduce you to their vendors of choice where you can go and view all sorts of selections for Finishes and Fixtures. Also, something to think about is that if they supply the fixture instead of you picking it up and supplying it, they are now the phone call you make when and if you have an issue with that fixture. You will not get into a “who is responsible for the warranty of the item” discussion.

5. The Budget Debate……. This is a tricky one, do you disclose the amount you are willing to spend? There are emotions, concerns of trust and so on, but it is also a real time saver that helps you and the contractor come to terms with the feasibility of the project. So, yes, the answer is yes to get exactly what you want, share your budget range. For instance, if you figure you want to spend $5,000 on your new bathroom remodel and you tell your contractor all the things you want to include, you may be in for a big surprise as will your contractor. I suggest to always discuss the budget during the site walk. This will give your contractor the opportunity to customize a bath remodel within your budget. Instead of quartz counters, he may select Formica, instead of Marmoleum flooring he may select vinyl and so on. So, if the amount you are willing to spend is $15,000 and not a penny more offer a range of 10-15k. A good contractor will offer you budgets for your items and different selections or options so that you get to choose what your budget ends up being.

How do I find my Setbacks

Thu, 06 May 2021 01:00:00 GMT

How do zoning and setbacks work?
Setbacks are the minimum distance your building can be located from the four sides of the property line. Setbacks apply to new buildings as well as additions or remodels that change the footprint of the building. Setbacks do not apply to an existing structure. Setback requirements are based off zoning, once you figure out what zone your property is in you will be able to identify what your setbacks are and how close you can build to the property line without a waiver.

What is the easiest way to find my zoning and setback requirements?
You can find this information by looking up the zoning map for your City or County. One of the main websites I use to find zoning information Portland Maps . On the Portland Maps website once you type in the address and click on the zoning & district’s tab on the right-hand side all the zoning information you will need is going to pop up.
Now that you know what zone you are in you can look up the setback requirement chart for your county or city and all the measurements will be on that chart.

What is the Cost per Square Foot Estimate Myth?

Wed, 28 Apr 2021 14:15:00 GMT

I get asked this question weekly, and it goes about like this: "Andy, now that you have seen our home, I have a question for you: what is this project going to cost me? I will not hold you to it, you do not even have to write it down, but just give me a verbal ballpark estimate."

Why don’t we answer this or use a square foot price? That is a simple answer, really, we do not want to give you misinformation. For instance, do you have the same taste in a project that, say, your cousin has, your parent, your sibling, your neighbors, or a total stranger has? Most likely you do not.

For Example: If we averaged out a $35,000 Master Bathroom Remodel that was 8 feet by 15 feet that’s 120 square foot, we could then say “Sure, a bathroom remodel will cost you roughly $291.67 per square foot." We would be assuming you added the exact same tile floor, tile walk-in shower, the same glass shower walls, the same $5,000 hanging cabinet with every option, heated floors, and maybe that included relocating the shower and toilet from one side of the room to the other. Were the demolition requirements even the same?

This takes us to something called a "Scope of Work" or "SOW." That is just a written agreement of the work that is going to be performed on the project. Writing a Scope of Work, developing your list of "must haves" and "wants" is an essential task to getting a good solid quote.

A good contractor will take the time to confer with you on your desired items, put together a proper estimate, get quotes from vendors and subcontractors, and write a Scope of Work. This is how they put together the cost of doing this work for you.

Analyzing and adjusting the Scope of Work is a way for you and your contractor to ultimately avoid any unforeseen issues and, hopefully, costs.