Mini Split Puzzle

Determining the indoor location of the mini split proved to be one of the biggest challenges to date. The plans called for the indoor blower to be up in the loft, next to the bed, but the reality of that location was less than ideal. Not only would the heating and cooling blow down onto people sleeping only a foot away, but the conditioned air would have a lot of structural obstacles to move around to get to the lower level. Other wall locations were not viable because of the firewall, while another location was unsightly.

We finally, finally determined the best location and we’re really happy about it. It’s high enough to heat and cool the entire ADU, yet the indoor unit is tucked away. The extra bonus was the ability to run the refrigerant lines along the underside of the exterior eave, which will be enclosed and never seen.

To be honest, the mini split is one of the things I’m most excited about – modern and efficient heating and cooling!

Indoor blower location.

Refrigerant lines running in the eave.

Framing: Day 2 & 3

Well, that was fast! It didn’t take long for the framers to knock it out and seeing the framed out ADU now is really exciting and impressive. There are a few areas that the framers need to address still, hopefully soon, but we are moving along. All the rain we have been having makes us even more anxious to get the roof shingles on and the windows in place.

IMG_8944.JPGThe first roof joists.


IMG_8970.JPGThe ridge beam was dropped into place with a crane.

IMG_8975.JPGGetting there.




Framing: Day 1

Framing goes fast.

Five guys cranked out framing from about 8am to 4pm and they made a ton of progress. This is our first opportunity to see what we’ve only looked at on paper to come into the 3D world. It’s so exciting. Some impressions so far:

  • The size of the ADU in the backyard feels about right, a little more encroaching than the old garage, but that’s expected
  • The lofted ceiling is going to be awesome.
  • The bathroom is small, or let’s call in “intimate”

A few snags from today:

  • The framers built the little bathroom wall between the shower and toilet, based on the plans. That was an easy fix for them to remove.
  • The black metal hanger brackets we wanted didn’t make it into the materials order. The GC is scrambling to source those asap.
  • The spacing of the four front upper windows was awkward and not how it looked on the plans (good catch Leighann). We caught that in time to have them adjust the spacing to be equal across the top.
  • Bathroom sink plumbing and supply lines come up out of the floor rather than out of the wall. This is a way bigger deal and we need to address this with the GC. We’re not sure why, one theory is the North wall of the ADU is “fire rated” and that changes the building in that area? Bathroom vanities all have utilities coming out of the wall, so we have some problem solving to do.

Some photos from today: