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Shermer Theater (Boxes are Everywhere...Theater in Thinking Step) - Page 12

post #331 of 422
Thread Starter 
Pictures! Pictures! Pictures! We went inside the house for the first time today (we weren't supposed to but did anyways)

Note : all these pics are taken with 18mm lens on a DSLR so there are some geometry issues in the images, some more noticeable than others.

the happy family (some of you may receive a Christmas Card that looks like this (ok, not really))


basement looking front to back (left side will have the blanket insulation)


this was the original option for the theater but with the ceiling joists and all the stuff tacked to the ceiling and the ceiling just 7'9" high, likely not going to work


theater section of basement back to front. pipe to the left will mark the wall


first option theater looking the other way


ok, first floor - this is the family room back corner looking into the kitchen and then walk to the right...


from dining room looking back into the kitchen and walk to the right...


from living room looking back at stairs / kitchen


from office looking at stairs / kitchen, you can also see the stairs to the basement


second floor, looking out from the bedroom above living room


second floor, looking out from bedroom above dining room


second floor, from walkin closet looking at master bedroom


second floor, master bedroom

Edited by JRock3x8 - 9/15/13 at 12:06pm
post #332 of 422
Now's the time to say "thanks guys, I'll do the rest myself, just drop the remaining supplies off". (I know your contract won't allow it, just thinking of the opportunities you'd have if you could)
post #333 of 422
Good to see lumber is needed once again!!! You're lucky......................6 months ago, raw Douglas Fir was running $750 per thousand which are prices we haven' seen since 2006! Since then, prices have come down a bit..............you're benefiting from those downward prices! smile.gif
post #334 of 422
Looks like your place is moving a bit faster than ours! They are just starting to put trusses up.
post #335 of 422
Thread Starter 
Quote:
Originally Posted by Diesel 48 View Post

Looks like your place is moving a bit faster than ours! They are just starting to put trusses up.

spec houses go up in 120 days because everyone knows what they are doing so they just fly through.
post #336 of 422
Quote:
Originally Posted by JRock3x8 View Post

spec houses go up in 120 days because everyone knows what they are doing so they just fly through.

And that's a good thing?

I suspect green lumber is being used.............................make sure they dehumidify the home for at least 2-3 weeks before drywall goes up. Just ask your builder what they do to combat moisture issues. You're not stepping on their toes..............tell them you're curious. Without proper ventilation and dehumidifying.....................you'll never get down to 12% moisture content or less. 12% is the ABSOLUTE highest acceptable moisture level!!!

Just saying..........................
post #337 of 422
Thread Starter 
Quote:
Originally Posted by doublewing11 View Post

And that's a good thing?
.

when you're desperate to get a rate locked before rates rocket out of affordability? yes.
post #338 of 422
Congrats on your new home... I think you guys are going to love it, especially with a nice family to fill it.

My first house was a spec house. Spent 5 years in it, not a single issue. Same thing, they didn't want me on the onsite but I went a couple times when no one was there. I think they just don't want you second guessing what they're doing, while they're doing it, and causing them any extra work. They want you to wait until they present the finished product and then you can (and should) raise any issues for anything that didn't come out right.
Quote:
Originally Posted by JRock3x8 View Post

hey I wanted to get your guys opinion on something else as long as we are talking about real estate transactions...

we have an existing house that we're trying to sell - I could probably cut the price by $10,000 and sell it this year or I could dump my realtor (who I honestly feel has been an absolute waste), rent it for 6-18 months and then sell it without him when the market recovers and keep a whole lot more money.

You have to take Internet advice with a grain of salt, but I would unload it, especially if you're not loosing money dropping $10k. Renting can be pain and you don't want the house to sit empty. Plus if you've got any equity in it, you're guaranteed to be loosing 4.5% on it by having the loan for that much more on the other house. Housing market coming back in 12 - 18 months is speculation. What if it doesn't, or what if it's worse? I can understand taking a risk for your dream home, but I would be looking to minimize risks going forward and carrying 2 mortgages for 12 to 18 months in hopes of an extra $10k from the sale wouldn't be worth it to me. But up to you - just my opinion.
post #339 of 422
Further to the above, IF you are going to speculate, at least pick an idea. At one point you are seeming confident the rates will "skyrocket", then in other posts you're confident in a market rebound. Higher rates will slow a market, not make it boom. Renting can be a real nightmare. On the flip side of possibly having someone in there, they could be a horrible tenant. Could trash a lot of stuff, and keep the place in horrible repaid. You'd be shocked how hard it is to control that. I've had friends have to spend more on repairs so they could later sell the house than they got in rent. From there, consider the above post of basically you carrying all costs on the home. Lot's to think about for sure.
post #340 of 422
Thread Starter 
First of all, thank you for your opinion even with a few slung arrows in there smile.gif

higher rates will also make the bottom of the market (where my current house is) more attractive than the top of the market (where my new house is).

I will confess that my desire to not cut the price on my current house has more to do with not wanting to pay Coldwell Banker than it does the desire I have to get a certain amount of money out of my house which is dumb but whatever...the current plan is to cut ties with CB on 11/1, rent the house for 6 months from 12/1 to 6/1 and then sell it next summer without the agent. So far, CB has been unable to prove that they are "bringing" people to the house as opposed to people calling them up and saying "hey I want to see that house".

The buzz on renting in this area is that it's actually pretty easy. There are a TON and I mean a _TON_ of people who want to rent and not a lot of houses to rent so the demand is sky high which means a) I can raise my price to a fairly comfortable level and b) I can get real choosy with who I want in my house. The very first week that we had the house on the market in July we received no less than a dozen inquiries wanting to rent it. I just pray those people are still there in December or at least one of them.

And if I have to carry the house "dark" for 6 months, I still think I will come out ahead by selling it without CB next summer.

to answer doublewing above, look I appreciate the feedback but these guys have built 100s of houses in this region for decades now and their reputation among the community is sparkling. I think they know what they're doing at this point and I also cannot afford to slow down their process and make the path to close longer than it currently is without significant financial harm to myself.

Nightlord - I don't own a single tool (or any experience) that would allow me to finish this house, so no thanks to that smile.gif
post #341 of 422
Quote:
Originally Posted by JRock3x8 View Post

Nightlord - I don't own a single tool (or any experience) that would allow me to finish this house, so no thanks to that smile.gif

Understood! smile.gif
post #342 of 422
Thread Starter 
Quote:
Originally Posted by JRock3x8 View Post


can't believe I didn't see this before - there are HVAC ducts running the length of the room in both directions - can I "borrow" those for the theater? can I punch holes in the bottoms of those ducts and use them even as they are supplying air to the family room and dining room?

that would eliminate one of my biggest open issues.
post #343 of 422
I wouldn't. I would just run another line off of the ac. It's not that hard to do. I just did that for my av closet. Nice and cold in there now. About 71 right now and the rest of the house did not change. If you tap into those lines, you will reduce the flow into your living area.
post #344 of 422
No, but that single supply would be coming off the main take off. Should be easy enough to run another from that main takeoff through another joist cavity. This is something you can easily do yourself and for minimal cost. This is coming from someone who isn't super hands on himself, but is in the HVAC business on the sales side for 10 years.
post #345 of 422
JRock, just got up-to-date on your new build. I like you style man, building a new house so you will have room for a theater. wink.gif

I just want to +1 your plan to not make any firm decisions until after the house is built. With that sort of good planning, I'm sure you will end up with an excellent space.

Quick question for you - is there a room in the gable over the garage?
post #346 of 422
Thread Starter 
Quote:
Originally Posted by BeerParty View Post

JRock, just got up-to-date on your new build. I like you style man, building a new house so you will have room for a theater. wink.gif

I just want to +1 your plan to not make any firm decisions until after the house is built. With that sort of good planning, I'm sure you will end up with an excellent space.

Quick question for you - is there a room in the gable over the garage?

there is not a room however there may be space for a room in the future. It's already boxed off so I can't see how it might layout but I think it is very doable

I guess I don't understand the value of running separate HVAC ducts for the theater but you guys are the experts so I will probably go that route.
post #347 of 422
The value is that you will not take the supply away from your living area. Your system was not designed to have more ducts coming off of the supply going to your living area or else the supply line probably would have been bigger.

I watch videos to see how to do it on youtube and bought the supplies at Home Depot. It cost me around 100 or less to run a new line to my closet with two register boxes. I watch very closely how much the system turn off and on and the airflow in the house before and after the work to make sure nothing was different. i also had somebody come out and tell me if my ac was powerful enough to handle the new change.
post #348 of 422
Thread Starter 
Quote:
Originally Posted by Pain Infliction View Post

The value is that you will not take the supply away from your living area. Your system was not designed to have more ducts coming off of the supply going to your living area or else the supply line probably would have been bigger.

I watch videos to see how to do it on youtube and bought the supplies at Home Depot. It cost me around 100 or less to run a new line to my closet with two register boxes. I watch very closely how much the system turn off and on and the airflow in the house before and after the work to make sure nothing was different. i also had somebody come out and tell me if my ac was powerful enough to handle the new change.

any links to youtube walkthroughs or the like?
post #349 of 422
post #350 of 422
Thread Starter 
awesome I think I've watched that one!
post #351 of 422
Quote:
Originally Posted by BeerParty View Post

Quick question for you - is there a room in the gable over the garage?

Quote:
Originally Posted by JRock3x8 View Post

there is not a room however there may be space for a room in the future. It's already boxed off so I can't see how it might layout but I think it is very doable

Just something to keep in mind if it turns out that you cannot make a plan for the basement that will work.
post #352 of 422
Can you get the dimensions of that room from your plans?

One of the things I would do over if I could is I would have considered putting my theater on the second floor rather than in the basement. After our house was build, I realized there is a HUGE space in our attic that would have worked quite well, and would have saved us $$$$ in construction costs.

Don't get locked into one idea until you've considered all your options.

BTW, what is that duct for in the picture above? Is it a return? EDIT: I'm wondering why it doesn't appear to be insulated?
post #353 of 422
Thread Starter 
Quote:
Originally Posted by J_P_A View Post

Can you get the dimensions of that room from your plans?

One of the things I would do over if I could is I would have considered putting my theater on the second floor rather than in the basement. After our house was build, I realized there is a HUGE space in our attic that would have worked quite well, and would have saved us $$$$ in construction costs.

Don't get locked into one idea until you've considered all your options.

BTW, what is that duct for in the picture above? Is it a return? EDIT: I'm wondering why it doesn't appear to be insulated?

re where the theater goes - well unfortunately our current house is not selling so there will be plenty of time to think about where the theater goes while we try to get rid of our current house.

building the theater over the garage would be really expensive as we would have to raise that roof to make a workable room space or at least I think. Then again first floor is 9' ceilings and the garage is two steps DOWN from first floor level so maybe, who knows. I will say this for that garage space, there are no windows in that "room" so that would make that part easy. I wonder if the basement might be an easier 1.0 build and then the top of the garage as a 2.0 build if I feel so inclined. the amount of money you'd have to spend to sound proof that garage would be huge. Lastly, there is no easy entrance to that area - you'd have to make a door off one of the bedrooms (my middle child's room) and I know my wife would not be thrilled with that. Maybe when all the kids are gone...I said "WHEN", _NOT_ "IF" smile.gif

re the uninsulated duct, I'm not really sure but I know that's not uncommon from other work I've seen of theirs. If that's the theater then rest assured that it WILL be insulated when I'm done with it.
post #354 of 422
I wasn't so much concerned with sound transmission as paying to heat/cool that joist space. I'm not HVAC expert, but I would want all the ductwork insulated regardless of its purpose. Exhaust vents for the dryer, stove, etc. are an entirely different story.
post #355 of 422
Thread Starter 
Quote:
Originally Posted by J_P_A View Post

I wasn't so much concerned with sound transmission as paying to heat/cool that joist space. I'm not HVAC expert, but I would want all the ductwork insulated regardless of its purpose. Exhaust vents for the dryer, stove, etc. are an entirely different story.

like I've said before, we didn't go with these guys because they do everything perfectly to the highest standard - we went with them because they were cheap by 10% and because they were faster by a solid 2-3 months from start to finish.

We'll take care of it when we move in.
post #356 of 422
Quote:
Originally Posted by JRock3x8 View Post

there is not a room however there may be space for a room in the future. It's already boxed off so I can't see how it might layout but I think it is very doable

Usually they charge extra to make it livable space. Like an extra $10k for an optional bonus room. If you don't then the space will usually just hold up the roof as cheap & easy as possible, which will be a bunch of 2x4's arranged like tooth pics all over the place. Even if the space was left open, the floor joists may not be spec'd strong enough to handle a future finished room, especially with the weight of some HT's. I wouldn't plan on having the option unless you made it one upfront.
post #357 of 422
Thread Starter 
Quote:
Originally Posted by rabident View Post

Usually they charge extra to make it livable space. Like an extra $10k for an optional bonus room. If you don't then the space will usually just hold up the roof as cheap & easy as possible, which will be a bunch of 2x4's arranged like tooth pics all over the place. Even if the space was left open, the floor joists may not be spec'd strong enough to handle a future finished room, especially with the weight of some HT's. I wouldn't plan on having the option unless you made it one upfront.

not an option with this builder. I took pictures of the space last night, its all criss crossed with roof tresses - would be extremely difficult to dissasemble that and and still properly support the roof.

we'll stick with the basement for now.

got another really good look at the basement today. Boy that one section that I said wouldn't work just FEELS SOOO wide... I need to get in there and measure it

I might walk through the house with a video camera tonight. really hard to get a sense of the basement on camera with the lighting as dark as it is down there.
Edited by JRock3x8 - 9/20/13 at 7:35am
post #358 of 422
Thread Starter 
yah I may have moved my theater back to the long side of the house. the soffits will be a weird fit but I just don't know how I'm going to get my 10' wide screen in the narrow short section of the house.


It's just short of 12 feet from the pole to the wall.



it's 13 and a half feet from the stairwell to the wall.





I think I might box both sides with soffits so that it's symmetrical and then put rope lights on the soffits to light the center. the tough part will be that those HVAC vents are really main vents and will be really loud.

ugh, none of this matters until I sell this darn house that I'm in smile.gif
Edited by JRock3x8 - 9/21/13 at 6:20pm
post #359 of 422
Thread Starter 
nothing new to report other than the fact I may have found someone to build the theater.

we finalized plans for a deck off the back yesterday and the guy who's doing it "volunteered" his services when I mentioned the theater. So that's good - I need a lot of experienced hands for that.
post #360 of 422
Lucky break! smile.gif
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