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Homestead
I have sold my house, and am now revealing my 10-year homesteading plan towards my dreamhouse and retirement.Updated 1 month ago
Menu:
Decor + Design + Art and Finishings:
Sustainability:
Infrastructure:
All Decor + Design + Art and Finishings:
Art:
Link to SamplesMy Banquet Room:
For Parties, Weddings, Special Events, X-mas rentals, etc.
The possiblities are endless!
- 2100 sqft of unobstructed space!
- 14 ft wide, 4 ft deep bay window
- 10.5ft Ceilings
- Views of All of Victoria, Mt. Baker & Mt. Ranier
- 3 bathrooms (1 full, 2 half-baths)
- Private Entrace
- Kitchenette / Bar Area with Fridge etc
- 30 Large Windows on all sides
- Large Outdoor Deck (26x17ft 442sqft)
- Upper Deck (26x5ft)
- Dumbwaiter Elevator to heavy supplies
- Projector+Screen
- Entrance way to greet guests, with coat closet
- Adjustable Recessed Lighting
- Parking for 10 Vehicles with ample street parking
- Access to Property to take photos in nature
Options Available:
- Onsite Storage for before your event
- Twelve 8-person Tables
- Seating for 100 guests
- Removable Devider Walls
- Full Kitchen on Lower Floor
- Overnight Accomodation Possible
Amanda Suggestions:
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Cover Windows During parties (Noise+Damage)
Inspiring Pictures
Bar Design Pics:
Jamie wants to make a Clockwork Orange Milk Bar
Bathroom Design:
Bipass Route to Malahat:
How do we make this happen?
Closet Design Pics:
Deck:
Decor+ Design and Finishings:
I want to do my own custom finishings:- Concrete Countertops
- Burnt Plywood Floors
- Custom Rock Exterior / Interior accents.
Trim Video:
Removable Window Casing
Design:
Art Pics:
Design Pics:
Rotating Shoe Rack
Epoxy Log Table
Doors Pics:
Doors Notes:
- Primer TOP and Bottom of Doors!
- Do I have to have a gap under my doors? Can I add a vent instead?
$40 Barn Door
DIY Door
Drywall Pics:
Drywall Notes:
- Make own ShipLab with a router
Exterior Notes:
- Install+Prefab Corners BEFORE Hardiboard!
Exterior Parts:
Gutters Parts: 126+300+103.2
120 ft required
Exterior Pics:
Floor Pics:
Flooring: Pacific Smart Floors $2 sqft. $4sqft regular Tim@pacificsmartfloors.comTrent's Daughter Shawn, Floor:
- Aura Brand
- Liquid Rubber(Moose on Can 20sqft/gallon/$30)
- Seal Concrete Walls
- Veras Gaurd Pores Saves 3rd Coat
- Seal Plywood Floor Before Epoxy
- Sand Concrete after stripping form
- Finish SuityouTubeBoxe Floor with Sealer vs Epoxy
Log Floor
Moose Deck
Foundation Pics:
Foundation Notes:
Control Joints every 16 ft of slab. So place under wall| Concrete Math: | |||
|---|---|---|---|
| Footing | 298ft | 8x16" | 265cuft |
| Wall | 298ft | 8x24" | 397cuft |
| slab | 2200sqft | 4" | 733cuft |
| Total | 265+397+733 | 4" | =1395cbft |
| 39.5cum @ $192 $7584 + Delivery | |||
Doggy Wedding
Laundry Closet
6 Homesteading Rules
2x4 Hidden Door
Tall Column Form
Foundation Math:
80+80+30+26+26+9=251ft2x10s:
502ft (both sides)Rebar:
5 pieces of rebar (on average) horizonatally 1510Every 24" a Vert = 125 verts 36" (on average) 375ft
Plywood:
502ft of 5/8 plywood (to coat in a releasing agent, so we can reuse on floors)64 sheets 5/8 plywood
Cross Pieces:
125 x 20" pieces =209 ftSpray Foam the Gravel UNDER slab
Brackets:
All the brackets mentioned on the plans (grouped pairs are choices A vs B):
Leif's Dream Garage:
- 1200-1600sqft
- 4 post lift
- 220amp Electrical service (welders + air compressor)
- 8-ft garage door
- 12-ft ceilings
- Four point Jack
- Tons of lighting
- Rolling tool boxes that are sorted by task.
- Bathroom
- Hang-out area (couch, tv, fridge)
- 16 foot door
- Home Depot toolbox
- Raisable Platform Storage (See Video)
- Retractable Ceiling Extension Cords
- Oil STand
- Used-Oil Tank
- DIY Columns
- Storage Galore!
- Epoxy Floor
- Security Cams
- Big Vaccum
- Exhaust Port
Forever Pocket Doors!
The Big Hit
GI-Joe Cabinet Galore
Top Ten Weapon Room
DIY Door
Motorize Barn Door
Cable Motorize Barn Door
Garage Pics:
(Hidden)Guest Bed Design:
bedroomGuest
Video:
Murphy Bed Dresser
In Progress:
Kitchen Pics:
Butcher Block Counter Tops
Epoxy Countertop Tips
Dishwasher Moisture Barrier Tape
Misc Pics:
Stage 0, Leaving Tattersal:
- Get Legal Work Done
- Get Home Owner Builder License
- Arrange Power
- Pack Everything into my new Storage Trailer
Stage 1, the Basics:
It begins with purchasing a 5-acres of virgin-land in Goldstream Heights.- Immediately moving temporary into Amanda's Camp trailer
- Build a 100sqft well house, run powers lines from road, and septic system over 5-7 days.
- Get Septic system started.
- Clear Problem Weeds.
- Get Building Plans Approved.
- Have Phase 2 Supplies Delivered.
Stage 2, the Dream House:
Then construction on the Dream-House begins.- Building Supplies, Appliances, Windows, Wood, Large Tools, etc would be collected during this time.
- Scrape the Dreamhouse rocky outcrop to prepare it for footings
- Install one to three water sisterns.
- Get Leif to drop off 20 dump truck loads of materials (described below).
- Prepare footing plan with Draftsman cousin Daniel.
- Apply for building permits (Construction, Electric, Septic, Plumbing).
- Clear the Land of ground-fall (dead trees) and Label property lines.
- Based on 26-foot strandard roofing truss design--the key to the simplicity, and reduced budget.
- They allow for a very-open floor concept, and massive rooms with quick, repeatitive construction techniques.
- 2200sqft. 6 bedrooms, 5 bathrooms, 2 laundry, 2 kitchenettes, one HUGE kitchen, 3 exterior entrances.
- A 1200sqft central Great-Room facing north toward the lake, ocean and Mt Baker views.
- Slightly below will be an Extra-large attached (550sqft) garage+Storage (with deck on roof).
- Rent out Yurts, and get a few roommates in the interm.
Stage 3, the Guest House:
Now that we have rental income coming in, we build a second space.- 2500sqft. 4 bedrooms, 3 bathrooms, 2 kitchens, storage garage
- Located at front of property on rock facing Mt. Baker.
- Large Grid-tied Solar Array
End Goal + Motivations:
- Room to Play, Relax, and do Projects
- A venue to hold large parties, (with sleeping-space for 20 temporary guest).
- Never pay a mortage again.
- Becoming self-sustaining, green, and self-sufficient.
- Rental income from Guest House, Air B+B, and Special Event Rental of Home.
- Beautiful Views of Shawnigan Lake, Mt Baker, and Gulf Islands.
- Very Few Monthly Expenses / Bills.
- A forever home.
Questions in Videos:
Is building a post-frame building an option for building code?4,000sf Post Frame House
Can I build my reserve leach field now?
Installing Septic
Old Videos:
Lot
Basic Design
Old #1
Old #2
Old #3
Gambrel Pics:
Johns Cabin Pics:
OTHER Goldstream Pics:
OTHER Goldstream Pics:
Other Old Pics:
Potential Suppliers:
- RIP-OFF Shipping Containers: Copper Canyon Containers
- Chinapumach Sprayfoam Gun
- SDChinaMachine Excavators
- BarrysBees Bees
- Geotech: Ryzuk Geotechnical(Matt Muller or James Russel) – #250-475-3131
- Pocket Doors:Cavity Sliders
- Auction House:Able Auctions
S.I.P. Suppliers:
Donnie Musgrave Dream Home Fencing:
Grove cedar. Tina or Tut. Grade 1 cedar @ 8 or 10ft.$1.95/ft 1x6 Channel (4.75" effective)
$1.45/ft 1x6 Straight-cut
Available in April.
Building Scheme message to Developer:
Although I have picked a simpler design of the house, it will be large, and impressive. As the currently cleared building site provides privacy from the road, I plan to utilize this suggested spot. 3 stories, 10-foot ceilings. 4100 sqft with a 1600sqft main floor. The footprint would extend 80 ft long, with 30 ft wide on the Eastern side, and 20 ft wide on the western, staggering the roofline as indicated (Pic) Under the 10.5m height limit. Many, large full-height South-East facing windows take advantage of the view. The Exterior would be will 1x6 cedar planking, lacquered(for durability + long-term beauty).Supplemented with river rock covering the very minimal amount of exposed foundation. By favoring quality, properly preserved, natural exterior materials (Cedar+Rock) very Limited amounts of paint will be required on the exterior to blend the natural beauty. Cement Board+Baton will complete the envelope below the roof peaks. Artificial rock exterior around the South-Eastern Windows. Metal roofing (with hidden fasteners) will provide durability since tall needle-shedding trees surround the house. My ambitious plan is to complete the lockup stage, within 3 to 6 months.The main house will incorporate an enclosed two-car garage where I will put all construction materials and vehicles. (Pic) I am planning minimal excavation, as the blasted-rock building site is well situated and my preliminary geotechnical advice indicates heavy Compaction is all that is required. (Pic)
I'd like to keep the lots as natural as possible, and not disturb the beautiful trees.
On the road-facing hill, I plan a gentle pathway with newly planted local flowers+trees meandering up to the second and third floors. Garage access would be provided around the north side of the property.
In the future, long after the primary house is fully complete, I plan to build a second, smaller single-family dwelling at the bottom of the lot, accessed off of the lower road. (Pic)
When my offer is accepted, I can submit detailed building plans for Plan Approval.
On the lower part of the lot, I plan a solar system with a beautiful pergola providing shade. Out of View from all neighbours+roads. (Pic)
All The Steps:
Before getting possession:----------------------
Hire Engineer/draftsperson /architect Company.  They will need a site survey
Submit the plan to CVRD for a building permit.
(Permit costs based on a % of the completed project. An approximation is OK.
You have 2 years to complete but can apply for an extension.
Call BCHydro, arrange a power pole.
Get Construction Insurance.
Purchase Excavator, 200A Panel. Storage Trailer. Borrow Generator
Get Temporary Trailer Ready.
Pack Tattersall into storage Trailer
Day #1-5
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Run BChydro to the new pole next to the well.  Trevor to quickly install the meter. Small Panel, A few plugs, Electric Car Charger.
Build Pumphouse:
100sqft. x 9ft high. (confirm Max)
Sleeping Cot for emergencies.
Underground Pipe for Electrical to House site.
Hinged / Liftable Roof.
Filteration System.
Cistern on top of peak.
1.5 to 2HP pump.
Day #5-60
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Excavation.
Foundations. Build your forms and cribbing (rebar). Inspection. Electrical+Sewer pipes installed. Pour Concrete.
Backfill and Compact.
Vapor/gas barrier and insulation under slab. Inspection. Pour Slab
Frame away. Exterior walls a week after pouring. So first Floor Only
Wait 28 days, Second Floor, Third Floor,
Sheeting,
Steel Roof.
Framing inspection.
Day #60-180
---------
Building Wrap (Tyvek), windows and doors, flashing. Inspection.
Siding (Cedar 1x6 or Hardiboard).
Rough-in plumbing. Inspection.
Rough-in wiring. Inspection.
Active Exhaust System
Insulation (purchase Spray Foam Machine and Poly+Iso)
Drywall/paint.
Flooring.
Heating: Heat Pump, baseboard, and Steam Fireplace
Doors+Trim.
Final inspection.
Occupancy permit.
Home Owner Insurance
Since under Home Owner Builder Program, no New home warranty.
Extras
---------
Solar: 20KW on Pergola
Hot tub.
Pathway down lot to Bottom
Future:
------
Guest House at bottom of the property.
Pool
Jonathan (Structural Engineer) Changes:
2nd Floor: Straighten Wall Between Bedrooms. Cheaper BeamsSheerwall on West of Bay window is thinner then the other 3
Foundation doesn't Step up to match grade
Make foundation stairs easier
Jag in Foundation Wall. Make flush for ease?
Garage: Extra Post to save large beam
Basement Squite North+East Corner in Suite: No Post
windows must be 2ft off floor. Confirm floor heights.
Jonathan (Structural Engineer) Questions:
Which joists rest on load bearing walls, and which rest on brackets?Small Crooked "jag" in south foundation wall where the main structure swaps from one side of the foundation to the other: Make consistant.
Do A35 Brackets only go on the Shear walls ?
Draft Plans reveal different strapping between floors 1+2 and 2+3. What are the details?
For the #4 U-BARS on each side of the Anchor rods, do we just cut+cend 24" pieces into a loop, or are these purchased seperately?
Which brackets are used for the Sheerwall hold downs between floors?
Where are coil straps placed? (Veritically, and Horizontally (S1.02 Detail #4)
Can we use Any of these brackets as a substitute?
$27 Simpson Strong Tie HTT22s
$25 https://www.homedepot.com/p/Simpson-Strong-Tie-URFP-10-5-8-in-x-6-1-4-in-Universal-Retro-Foundation-Plate-with-Screws-URFP-SDS3/301443251
Confirming:
All Joists must line up with Sheerwalls (S1.02 Detail #9)Only the center spine sheerwall on the is double sided
Bay Window, Window-spacing is jsut slightly off
1/2 x 8" Anchor Bolts every 4ft unless a sheerwall. Estimate: 40
Party Central:
- Three, 10x10ft rooms, circled around a pool
- One is a Hot Tub, TV, Fireplace
- One is a Dining Area with BBQ + Bar
- One a Changeroom with bathroom + Shower
- Somewhere in the middle-ish of the property so it can be shared by both houses.
- Choosing a location is key: Must have enough DIRT to retain pool
Pest Prevention:
- Bats Kill Misquitos
- Bees Kill Wasps
- Owls Kill Rats+Mice
Pest Pics:
Pest Pics:
Pools:
Questions:
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None Yet
Quote:
438
186
29
60
140
3
2
10
8
192
128
128
69
160sqft
3600sqft
4050 ft
$2210 442sqft
243ft
(40" over 67 Windows+3 Doors
64" over 2 Windows)
(40" over 67 Windows+3 Doors
64" over 2 Windows)
$2103.95=2277ft
(69 Windows@33ft)
(69 Windows@33ft)
$126 954ft
(9 Cables spaced every 4in)
(9 Cables spaced every 4in)
$238 954ft
(9 Cables spaced every 4in)
(9 Cables spaced every 4in)
18 Posts
$396
$396
$6424
($3186+$2707.25+$531.25)
($3186+$2707.25+$531.25)
Ceiling
3516sqft
3516sqft
Exterior Walls
5096sqft
5096sqft
Interior Walls
1000sqft
1000sqft
Utility Room
3 Required
Radon Crap:
Stairs Notes:
- 2x4 spacer next to stairs stringer for drywall!
- Prevent squeaks with lots of PL400!!!
- Make one stringer perfect, then Copy!
Stairs Pics:
Theatre Media Room:
Soundproof
Videos:
LED Sign
LED Counter
Circuit Board Counter
HerringBone Tile
DIY StyfromfoamBricks
Rotary Fridge
Floors
Auto Belay
Hose Bib Future repairs
Hidden Wood Door
Hidden Stone Door
Hidden Tile Door
Camo Deck Tool
Fake Stone Mold
Hidden Stairs
Swim Into your House
DIY Eclipse Window
My Videos:
Tiny House
Lot Well To Pole
Doors Folding #1
Doors Folding #2
Excavator
Drive By
Gabion Wall:
Rougly 250ft to souround the front yard
Website:
I will need a website that can quickly solicit:
- Roommates + Rentals
- Contractors willing to work for Room+Board
- Unwanted Animals
- Unwanted Farm
- List of Equipment + Tools + Supplies to acquire.
- List of Equipment + Tools + Supplies to lend.
- Promotion of U-brewing.
