Another day, Another negligient Sub Contractor

Welcome to Green Country but not the green season. sigh. We had everything going swimmingly and Joel had the talk with the steel contractor about putting the braces in, guy said he did. Joel was going out to look at it, to see if guy matched plans called for bracing. We had some wind that night. Now ---- we have tornado's here. we are in tornado alley, this is not uncommon. That would be why we chose a steel braced barn-ouse. for the safety. The contractor didnt put bracing up. In fact he went out and took off the side bracing that was in place. We we did have medium high winds. That steel is built to withstand. if installed properly. And if it would have been tornado level winds --- the lumber would have flown down the field, the light weight styrofoam would have been blown to kingdom come. They are still lying right beside the crumpled pile of steel. Photos and video's are being made showing lack of rivets where they tore, lack of bracing yes. But the real heartbreaker is the time lost. With yet another dishonorable sub contractor.

Almost roof barnouse!

It's almost roof! Of course it's almost snow here in "Green Country" too! So .......... will it be roof before it's snow:)? The dogs are betting nope. But who knows. Anything can happen. The wonderful wood guys are working hard. (much more eager to get paid than steel guys)

Frame Up View Barnouse

Better view of the barn and frames and of course the dog. (guard dog)

sorta.

The right side frame not steel will be a one car garage for the mini. The left side is a bedroom and semi porch. The middle below will be a living area and kitchen. open concept. Upper middle is all master bedroom/master bath. It's a bit higher than it looks. My vintage clothing and craft room is behind the garage. At the very back is another low wing for storage. (no it's not big enough) storage wise. however most of the materials are auction purchased, reusable. The geothermal will be set soon as roof goes up. All energy star appliances. Estimated utilities will be 50.00 per month (we're foam insulating as well, inert and better for those with allergies) reclaimed water system, solar panels. We'll catch water for the garden. it at least has a frame and can be seen, long road to get here with sub's cancelling, no shows, rain rain rain. but frame it is.

Evening at the barn-ouse

We almost have walls. Holy Moly.

They've framed and welded the steel. Hoping that by end of weekend more will be ready for the metal roof. then the other part of walls.

almost

FINALLY Some steel in the air

Steel up, four months late but here! sorta. at least some of it. the barn-ouse is on the way! first evening looking up:) wood to follow! well after another week of putting secure beams up. and support structure.

Persimmons and Waving Grass

One little frost and the persimmons are ripe:) I've heard rumours they make excellent jelly.

Beautiful twilight grass

Honey bees in bloom

We were walking back to the back 40 acres to see where a possible

bridge over the beaver creek is going --- and saw multiple little honey bees! yea, we've had reports populations in this area were fading and there were issues with keeping them. I'm glad to see them busily buzzing. It seems as if the beaver population has removed itself to the actual river for now. Hoping to keep their efforts at making all 80 acres one large pond to a minimum while giving them space. Balanceeeeeeeeeeeeeeeeeeeeee.

We've got a new sub contractor for the steel portion of the barnouse --- who is also late and usually doesn't show up. (what is with subs really? do they not schedule anything? get drunk and forget? simply don't care?) who knows. he did part, wanted a check, didn't show up and has not called back yet (no we pay at completion we have learned this much) he's not as late as the first sub who took it on and then put it off for 2 months he's only 2 weeks late. but it's a very small portion of the structure. Unfortunately as small as it is? can't go w/o it! to any of the other projects. steel supports have to be first.

The materials are going well, hubby has purchased reclaimed almost all the way around at auctions over the last 2 years. (habitat for humanity resale shops are fantastic as are any local farm auctions). we'll see how they fit together!

Walk out more of the foundation

The dog helps out. Cardboard cutouts for the pantry and utility room. Measuring to make sure before the steel goes up - assuming the rain stops, and we don't move an ark in just in case.

A green doggie summer

The doggie eats his greens.

Laying out where, how and really

Walking out the cardboard sinks, stoves, cabinets and kitchen island to see how space will look "really". (the dog helped staking out his room)

It Is Raining Yet Again

Yes it's raining. No ---- no construction work is being performed. Again, the rain is making the fields green and the weather not hot. but it's raining. No steel is going up. It's lying on the ground. Dirt work on a pond cannot be done. did I mention it's raining? Again? At least we're not flooding. The flowers love it, the grass loves it. Only construction attempts suck.

Last spring dog story

Touring the countryside last spring we saw a very rare sight, the verdigris spotted butt kibble biter. Look closely across the water.
He was hunting the countryside with his faithful sidekick red bearded butt licker dog.
They made a wrong turn and ran into the dreaded mud pit of destruction left to swallow unknowing dogs by the growling, spitting machine of doom. Poor spotted butt valiantly tried to get away by jumping the yawning canyon of rushing mud, only to fall into the quick sand and have to fight his way to safety.

(I might add here that i would have gotten this on video except i started screeching and throwing joel into the ditch to make him pull happyfurball out of the ditch - happy thought he could high jump over the pit, 10 feet. he overestimated his own weight vs velocity) One 120 lb american bulldog does not cross wide open ditches by jumping. Something about the laws of gravity.

Both furr knights made it safely thru human mess of mud and machine. they are plotting paybacks and their next action adventure in the land of the deer and coyotes

Upside of too much rain

Well --- one plus is flowers. wild flowers, wild vines wild trumpet vintes etc. the fields look beee-u-ti-ful:) and the metal for the barn/house is still lying there waiting for catch up.

and yes we will be catching part of the recent hurricane rain fall moving inland so prob putting up steel this week won't happen. And then the contractors will be behind with other projects, and we will be in hold pattern.

Just the facts

Tech Specs on Barn House Living: (doesn't include decorative)

Foundation
Footings 3000 psi, 24” x 24”, Footing #5 rebar on 24” centers 8” slab over footings
Exterior walls
2x6 #2 Fir, rough cedar siding
Roofing
Metal – R-low rib panel 40-year warranty
Interior Walls and Ceiling
Walls – ½” drywall – painted
Ceilings – 1x6 rough cedar T&G stained
Windows
Wood – double glass, low E argon, Peachtree – Energy Star Rated
Water supply
BA City Water supply – Aerobic septic system, Water heater, Geotheramal
Solar Panels, Electric backup 50 gal tank
Heating, A/C
27 SEER ground loop geothermal system w/desuperheater – multi zoned system w/IAO Humidifier
Kitchen
Range/oven, dishwasher, disposal, microwave, exhaust hood, electrical, stainless steel materials – all Energy Star Rated appliances
Insulation
Walls – R23, Ceiling R 38, Slab R-5; ,5 lb spray foam insulation material

Special Items
Garage and shop insulated
Garage doors insulated
Green building certified
Energy Star certified
Guttering and water collection system for gardens
Smoke detectors, CO detectors
Solar Water heating system
All lights compact fluorescent
Radiant barriers on all external surfaces
storm cellar
Low scone, high volume exhaust fans50-tree fruit orchard – other livestock to be added at later date for organic eggs, honey etc.

The Electrical, Plumbing

OK Not the most exciting part of building --- but oh so necessary. Even if we do not hopefully use a lot of electricity it is there. (I think the solar panels will be more exciting).

This is where the electric was brought up from the road, about 500 ft. (I've been told not to use "acres" as a unit of length) (photo with bucket on top of electric conn). The left photo is of where the bathroom will be plumbing.

We are trying to use reclaimed mat'ls when possible. We purchase excess from Habitat etc. Buy at auctions and refinish to use. Hopefully the steel will be up soon, we're using concrete floors stained. No other flooring. This is a good way of seeing how far we can go for the next house!

Moving dirt

Where we are located if you remove dirt from one area to build a pond/lake of five acres, you must have something to do with the dirt. It's frowned upon to change water pathways. You can sell the dirt, remove it from the property, you cannot dam it. So --- that is what is happening. we're selling dirt (and you have to submit application for a mining license to do so) to build a pond. (granted a large one). removing the dirt so no waterways are disturbed we'll simply have a larger pond/lake for ducks etc.

The roller shown above rolls the dirt on the road out and the dozer moves it. (excavater digs it)

Did I forget to add in additon to Eco? Bees?

Yes - we will be bee keepers --- here are a few sites you might want to see if you're into "bees" I'm into honey. Not so sure about the little buzzing things, but we're doing research and more on that later! We've found the equipment on craigslist, cleaning and installing before spring. (so --- so far we've got orchard, bees and hopefully a huge organic garden by next year.)

Foundation. Water

In between rain and storms ---- the foundation was poured. At that point it was hitting 100 (we're down this week to the 80's, go figure, it's Oklahoma) --- however at the 90+ and 100 degree days --- apparently you should water the foundation. For four days. So above, you see yes concrete being watered. Four days. No I've not seen too many builders in the area who do that in the heat of summer (or a normal summer). However, watering until it cures apparently keeps it from problems later on. (this would be nice to know depending upon area of the country you build in).

I've been told that a mini truck is essential on land:) (Mostly because my dogs won't walk all that far any more, see the one in the back of the mini. Great gas mileage, will go anywhere and haul trees, landscaping and feed. At 52 mpg

I've also been told that a tractor is a must (see big pile of dirt that should someday be a pond)
Equipment wise.

I might add all this equipment didn't help us pick blackberries

As pretty as natural fields are (and we're leaving sixty acres of them, some planting of clover for the deer) --- there is an orchard staked out, directly behind the barn to hopefully discourage fruit eating deer raiders (they've only eaten ummm two to date, both cherry trees) the orchard will be cherry, peach, apple and one or two we aren't sure what kind of tree). The tractor will hopefully be maintaining grass growth explosions. (the dog just provides ambience) he sees a camera and he poses (the dog).

No livestock as of yet

Unless you count a spotted dog and a retreiver, seen here playing in an irrigation ditch (that ummm I believe the beavers have umm dam'd up) but the dogs love the water access in the heat.

By the time these photos were taken, the roadbed was put in, tamp'd down and rolled over and over and over. (to keep it from washing away) altho in Oklahoma one doesn't usually need to worry about too much rain ---- what Global Warming?

Fighting the Rain and the Beavers

And no ---- no beavers have been displaced, moved, hurt, gotten rid of etc. Hopefully the irrigation ditches will be in place and the pond completed and all can live in harmony. This year in Green Country has been very strange. More rain than sun. A challenge to road building, foundation pouring and keeping everything dry and builders working. Verdigris River runs directly behind the property ---- and unfortunately beavers have moved in and built very well constructed dams across the back pastures, backflooding and wreaking havoc. And if removed, they have them rebuilt within the week. Would that we could hire them to build the barn. We'd be lliving there already. A challenge in this particular property considering the rain of this year? Getting irrigation ditches in place to drain the water off the fields, while keeping the water in place in streams, pond (one large, one small to date). Hopefully a five acre pond will pacify our beaver friends.



The photo to the right is of where the five acre pond will be (to help maintain local bird, wildlife)

Getting Started

Please note there was no heavy equipment hurt in the building of this road.

This is the start of the road. leading back to the barn. Where we'll be living. Hopefully in eco friendly splendor.

80 Acres, natural wildlife, backs up to a larger river, has several water sources (too much in the spring, rainy season which weirdly enough for this area, has been ALL YEAR) There will be a five acre pond/lake/duck attractant. (we hope).

The barn will be hmmm five acres back? off main road. (house will follow five years or so from now) Unless we love barn life so much we just invite the animals in. The Barn will have a geothermal heat/air system. Reclaimed water, solar and provide low utilities. (Elite Service Company, Tulsa --- Green Building Certifier, Energy Star Certifier).

Motto: We fix what others mess up, we do difficult