We design and build basements.
WATER OR HUMIDITY PROBLEMS WE GOT THE SOLUTION FOR YOUR BASEMENT. That is all we do.
After the thoughtful planning phase is complete, the production team begins production. Every basement is slightly different, but the following is an overview of how GLC plans our basement renovations and developments:
Site Preparation – it is extremely important to take the time on every job to assess the situation of every home as if we were living in the home, taking into consideration the way we would expect the job site to be set up. This involves proper floor protection, dust control by means of poly walls and zipper doors, poly draped over belongings, dust filters in vents, and other means of protecting the home and your belongings. Tape, poly, cardboard, carpet protector, etc. are all left on site and maintained during routine site inspections.
Demo – when applicable, the demo crew is first on the scene to professionally dismantle and dispose of any previously finished areas that are either in the way of the new plan or not being reused. Our demo crews are highly skilled in responsible dismantling and removing, as opposed to smashing and bashing from an inexperienced laborer. The demo crew works closely with the mechanical workers, coordinating capping of lines, safely moving and securing wiring, moving duct work, etc.
Vacuflo – not every basement has this, and in newer homes rarely is it properly roughed in. You may see a white pipe with a wire and a sticker on it that says “do not bury me”. It is always recommended to carry the rough in to the mechanical room for future connection even if you do not plan to use the vacuflo system. The cost of digging it out and adding later will vastly exceed the cost of roughing it in properly while everything is exposed.
HVAC – so many times we see basements with duct work, vents, and cold air returns ran as if there was no foresight for a basement development. On every basement we have our HVAC rep inspect the duct work for everything from proper air flow, code requirements, vent and return air placement, furnace and hot water tank conditions, and much more. On almost every basement there is at least one heat run that we can easily tidy up to avoid those awful zig zag and over-sized bulkheads. Venting for the bath fan is always connected and inspected for proper exhausting of moisture. After all the HVAC rework is complete, we are ready for the framers.
Framing – with a clean slate to rework the skeleton of the work space, the framing crew meticulously checks all the plans over, levels and snaps lines, and confirms the plans and the function of the actual wall construction are perfect. Sometimes the framers recommend some minor tweaks to the design and layout, which are discussed with the home owner and adjusted if required. All walls are constructed and the back framing is completed. It is important to note that our framers do not just fill their trucks with every piece of lumber on the lift. We look for the straight pieces that are in good condition, and spend at least 1-2 hours at the lumber yard culling over the boards to ensure your walls are perfect.
Plumbing – most basement developments and renovations have some plumbing involved whether it is a gas line for fireplace, rough in for bathroom, moving drains in an already roughed in bathroom, modifying the supply lines, adding a wet bar, etc. A journeyman plumber will conduct all the rough in work after framing, and confirm the layouts for things like shower fixtures, drains, faucets, etc.
Electrical – our journeyman electrician schedules an appointment to go over the lighting and wiring layout with you to ensure the right package is scoped. Everyone has different lighting ideas and it is important to make sure we are providing the best lighting and wiring package for you. Things like locations and number of spotlight/flush mount/wall lights, switch locations, dimmers, extra plugs and data and more are all items to be discussed in addition to minimum code requirements. Lighting and wiring components are fun elements of the project to play with and our electrician is fantastic at incorporating all your needs with some of the latest electrical technology.
Inspections – Framing, plumbing and electrical inspections are all required at this time. This is the rough inspection stage required before we can close up the walls with drywall. The inspectors perform these inspections. In addition to the formal inspections, the project manager routinely and randomly drops by to inspect the work and job site conditions, making any necessary steps to rectify any issues brought to their attention. The entire team knows each other, works closely together, and watches each other’s back to greatly reduce instances where issues arise.
Insulation – Sound proofing is a common upgrade many clients opt to include. GLC recommends spray foam insulation for the joist and bulkhead cavities, mechanical room walls, and bedrooms and bathroom walls where extra privacy is favored. There is much more than sound proofing when it comes to insulation. All exterior walls are re packed with spray foam insulation.
Drywall – It is a big milestone to see the walls enclosed after the boarding is complete. Corner bead, tape and mud area applied to all seams, and in dry days coats are applied to completion of sand out, and ceiling texture where applicable. Standard ½” is used on all drywall except bathrooms which have water resistant . GLC prefers flat painted ceilings in bathrooms to avoid future moisture issues with textured ceilings in moisture prone areas. The painting process is detailed below, but GLC has the painter prime the walls and ceilings after drywall is sanded so the drywallers can see their touch ups and complete before they move out of the work space.
Millwork Package – the most basic millwork package consists of trim and doors to match upper level. Clients will also include window boxes for the recessed windows, shelving and storage options, custom pillars, mantles, vanities, bar cabinetry, railings, ledge capping, stair capping, and any woodwork design you may be interested in. Our journeyman finish carpenters will blow you away with what they build.
Painting – is best completed after the millwork package. All millwork is prepped, primed, and sprayed on site for the best possible finish. Then walls are sanded, repaired as required, and one coat of paint is applied. Rather than paint out the entire work space and spend hours touching up trade damages, GLC prefers to protect the floors at final and complete one fresh final coat of paint on all walls after flooring and most other work is complete. A second coat of paint is applied on all areas that may be tricky to work around later such as cabinet and toilet walls. After all work is complete a service call is arranged for final paint touch ups.
Tile – floor and wall tile is installed at this time, and then covered for the duration of the reno to protect the freshly installed grout. This would include walk out area, bar area, bathroom floor and shower walls, back splashes, fireplace tile.
Flooring – if other floors other than tile and carpet are part of the scope of work, they are installed at this time. A very common product used on almost all of our basements now is Luxury Vinyl Tile and Planks .
GLC uses only the best of this new type of flooring. It can be used on the entire floor. Other options for flooring are laminate, engineered hardwood – although hardwood is not recommended for basements without building up the floor system off the concrete. Other options include rubber mat gym flooring, linoleum, and carpet.
Finishing Package – at this time your basement renovation is ready for the completions phase, which includes baseboards, cabinet install, counter tops, sinks, faucets, appliances, lights, switches and plugs, shelving, hanging fixtures, mirrors, vent covers, reinstalling doors with hardware, glass doors, paint final.
Completion – toward the end of the renovation the project manager will have a small list of outstanding items left on their work order to complete. Things such as products back ordered from the start of the job, deficiency items, items we may notice are shipped with damages, areas not up to our high standard that require adjustment, and the odd unforeseen or recent change order item that came up along the road out of sequence. The project manager combines their list with your list and together we create a completion walk through check list with action plans for each item. Time is added to the tail end of every schedule for completion of these items. The last couple days of work on site consist of removal of protection from day one, full job site cleanup, paint finals, final electrical, plumbing and building inspections, and removal of the bin.