New House

[Sea Tonic]

Looking really nice...drive under for the garage? Will it be open, enclosed or louvred?

[Gnrphil]

I'm going to close in one corner for a work shop, the rest will be open for now.

[KrazyCarl]

Looks great! Our local government has banned any new building on flood plane land.

[Gnrphil]

After a bit of a delay the framers have finally started, excited to see how much they get done when I get home tonight.

[Coastboater]

Looks like a couple crews 👍 Should move fast!

[Gnrphil]

I sure hope so.

[Coastboater]

Back in the day we would have 3 man teams. One on the saw and the other two framing. This is before pneumatic nailers and engineered structures. 😀 If needed to span a long ways we’d use a flitch plate.

[Gnrphil]

Some progress on Saturday, it's starting to take shape now. These Mexicans get the job done.

[SIM]

Beautiful view!

[Coastboater]

Awesome!

[LFBB]

What town is this? Have you checked out what your flood ins. rates will be?

[Gnrphil]

Midway GA, Colonels Island to be more specific. We're in flood zone x so no flood insurance required but I've been told that will change, that's why we built up and 3 ft higher than what was previously required.
So as of now I haven't looked into flood insurance.

[LFBB]

Thanks, with what looks like a lake or open water in the background it'd hard to imagine it not being a flood zone.

[Gnrphil]

Due to the high bluff here we are a 0.2% change flood risk according to FEMA. Just down the road the bluff tapers off and they are a high flood risk.
That's the North Newport river in the background.

[Coastboater]

Flood will be underwritten by FEMA. From time to time they reevaluate topography which happened to our home a few years ago. We went to E-11 which means for permitting purposes, structures need to be built 13’ over mean low tide. The ground the house sits on is ~ 7.5’ above, so air conditioners, generators, etc have to be on 6’ high platforms. We’re in an AE zone here, iirc.
I don’t recall it being hugely expensive particularly relative to wind, hail, fire, theft which is a separate policy.

[Tiretyme]

Awesome!! Love to see it coming together.
I once had a lot on creek (big navigable creek, but called a creek nonetheless) and put a shed on it to store some stuff.
Built in a ramp, similar to an ADA ramp, so if flooding was eminent I could just roll everything up the ramp and off the ground.
Was trying to look down the road figuring one day I’d be too old to pick it all up!
Eventually sold it but would do it again if I ever buy another place on water

[Billinfla]

Consider putting some bulletproof material in a floor in one "safe" room. Off ground construction provides safety when the natives get restless.

[Gnrphil]

LOL very few "natives" around here.

[Gnrphil]

A little update from yesterday, sorry for the crappy pictures but I didn't want to disturb the guys while working. I'll get more at the weekend.

[Coastboater]

You’ll spend all your time on that porch.
Framing goes quick…

[Gnrphil]

Yes we will.

[Billinfla]

Stick framing..a dying art.

[LFBB]

Is that 2X4 exterior walls or 2X6"? If you can get up there and measure everything, halls doors, ceilings etc, catch mistakes earlier in case there are any.

[Gnrphil]

I'm not sure to be honest but I think 2X4, already caught one mistake which was a misinterpretation on the plans.

[LFBB]

I caught one big one early on when we rebuilt after Sandy, the pile guy dropped in 2 piles under where the staircase would go, instead of dropping them to the center of the markers they dropped them on the inside, making a 36" staircase into a 24". He pissed and shit some but did go back and reset them.

[Billinfla]

Looks like 2x4. Strong enough, but limits batt insulation t R11 or so.

[Gnrphil]

Yep 2X4's on three walls and 2X6's on the wall facing the river, don't know why.

[bluewaterposer]

I'm liking it very much, I built my home in '99 as a owner-builder and it works out great for my family, and it's been mortgage free since 2018!

I had a hand in every phase of construction and the masonry crew let me lay 3 blocks, I knew my way around stucco and masonry as I did that for a short time prior to my commercial driving start, construction drove me to driving, get it.

It's awesome to see the framing go up, listen to Bill, he knows a thing or twelve about construction!

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BWP