Decisions Log

2026-02-10 — Insurance: Other structures coverage set to $70,000

• Area: insurance/financing
• Decision: Increase Frankenmuth “other structures” coverage from $28,900to$70,000 to cover the garage ($69K current value). Will increase further as improvements are completed. Endorsement HO 04 48 (Other Structures - Increased Limits) added to policy #6941907, effective 02/09/2026.
• Status: confirmed
• Annual cost: +$66/yr premium increase
• Source: Rummel Insurance; [[Insurance.pdf]]; [[Gmail - Garage construction is underway!.pdf]]

2025-09-05 — Drain strategy (updated 2025-10-22)

• Area: plumbing
• Decision: Lift bay graded level (optimal for lift installation); remaining 2 bays graded with shared central floor drain.
• Status: confirmed
• Options not chosen: Original proposal for center drain with 6” rear offset across all bays.
• Rationale: Level floor in lift bay prevents vehicle rolling and simplifies lift anchor installation; graded floors in other bays provide drainage for snow melt and washing.
• Source: 2025-09-05 - Site Staking - Marcus + Concrete; contractor discussion 2025-10-22

2025-09-11 — Lift slab and PEX coordination

• Area: structural
• Decision: Provide 6” slab with rebar, 4000–5000 PSI per lift spec; leave two 4’×4’ PEX-free pads with 12” buffer where columns will anchor; document PEX layout.
• Status: open
• Source: Lift; Car_Lift_Planning_with_Radiant_Slab

2025-09-11 — Plumbing vent rough-in

• Area: plumbing
• Decision: Install main 3” roof plumbing vent during build; cap inside until tie-in; plan gable terminations for other exhausts.
• Status: open
• Source: Utilities & Conduits; Garage Venting Reference

2025-09-11 — Mini-split approach

• Area: HVAC
• Decision: Use Mitsubishi MXZ Hyper-Heat outdoor unit; garage cooled via cassette/ducted head; upstairs via wall/ducted head (final sizing after Manual J).
• Status: open
• Source: HVAC Strategy; Chat Reference

2025-09-11 — Insulation: Conditioned zones

• Area: insulation
• Decision: Define which spaces to condition (garage, loft, both) to drive assembly choices.
• Status: open
• Options: garage unconditioned/loft conditioned; both conditioned; both unconditioned.
• Source: Garage_Insulation_Summary

2025-09-11 — Soffit lighting controls & sensors

• Area: electrical/lighting
• Decision: Use Shelly relay with Home Assistant; select motion sensing approach (hardwired PIR vs wireless); define grouping and CCT.
• Status: open
• Options:
  • Hardwired PIR(s) to Shelly SW input (parallel) vs wireless sensors.
  • Single circuit vs multiple zones.
  • 2700–3000K vs 3500–4000K.
• Source: Lighting; Garage_Soffit_Lighting_Summary

2025-09-11 — Insulation: Sloped roof approach

• Area: insulation
• Decision: Choose between fur-down + batts, flash-and-batt, or full spray foam for cathedral sections.
• Status: open
• Rationale: Balance cost, air sealing, and code compliance (R-49 in Zone 6a).
• Source: Insulation Strategy; Garage_Insulation_Summary

2025-10-13 — Hershberger contract scope

• Area: build
• Decision: Signed Hershberger proposal for 24’x40’x10’ stick-built garage with 8”x42” rat wall, 4” slab over 2” Creatherm foam, and 1/2” PEX radiant tubing (pressure-tested) plus sleeves for sewer, water, electrical, and fiber optic.
• Status: confirmed
• Options not chosen: No thicker slab/rat wall upgrade; alternate builders/packaged pole barn remained declined.
• Source: Hershberger’s Contract

2025-10-13 — Exterior finishes package

• Area: exterior
• Decision: Confirmed Burnished Slate metal roofing with front snow guard, white aluminum soffit/fascia, Dutch Lap Herringbone siding, and 3’ Versetta Ledgestone (Plum Creek) between doors.
• Status: confirmed
• Options not chosen: No shingle roof or alternate siding palettes; full-height masonry upgrade omitted except 3’ accent band.
• Source: Hershberger’s Contract

2025-10-13 — Openings and hardware

• Area: doors/windows
• Decision: Selected (2) 9’x8’ white insulated overhead doors with 3-pane lites and Genie 6170 jackshaft openers, (3) 40”x60” DH windows, (1) 36”x38” DH window, and 36” white entry door.
• Status: confirmed
• Options not chosen: Third overhead door/lift bay jackshaft not included; no alternate opener types or color packages.
• Source: Hershberger’s Contract

2025-10-13 — Interior shell + mechanical room prep

• Area: interior
• Decision: Contract includes 3’ enclosed stairway to bonus room, OSB floor deck, 1/2” OSB wainscot (4’) on loft walls, and framed mechanical closet at stair base.
• Status: confirmed
• Options not chosen: No drywall, insulation, or full loft finish during initial build.
• Source: Hershberger’s Contract

2025-10-22 — Slab temperature sensor conduit

• Area: radiant-heating
• Decision: Install ½” PEX conduit (10-14 ft into slab, 2” below surface) via additional EZ Loop at manifold for future slab temperature sensor; label “Sensor Conduit – Do Not Connect” and tape both ends before pour.
• Status: confirmed
• Options not chosen: Run conduit adjacent to existing loops (less secure); omit sensor conduit entirely (loses future flexibility).
• Rationale: Enables future thermostat/control upgrades with embedded slab temperature sensing without post-construction modifications; low-cost insurance for future HVAC optimization.
• Source: Decisions - Slab Sensor Conduit

2025-10-24 — Project financing

• Area: financing

Financial details and loan officer information redacted for privacy

• Source: Budget & Financing; Timeline

2025-11-07 — Utility installation phasing (electrical now, others spring)

• Area: utilities
• Decision: Install electrical service immediately (winter 2025-26); defer gas, water, sewer, and low-voltage to spring 2026 for installation in single shared trench.
• Status: confirmed
• Options not chosen: All utilities now (multiple separate trenches, peak season costs); all utilities spring (no power for construction).
• Rationale: Electrical service runs separate route from other utilities per electrician requirements; can be installed independently without blocking other work. Gas/water/sewer/low-voltage share common trench - most cost-effective to install together in single excavation during spring. Electrical service provides power for construction tools/lights all winter. VEVOR diesel heaters adequate for construction heat (40-50°F). Radiant heat most beneficial for finish work (drywall, painting) which happens in spring anyway. Spring contractor availability better than Dec-Jan peak season. Single shared trench saves $2,000-4,000 in excavation costs vs. multiple separate trenches.
• Source: Decision - Electrical Now Utilities Spring; Utilities & Conduits; Winter Construction Strategy; Action Plan - November 2025

2025-11-26 — Roof venting system (vented soffits + ridge vent)

• Area: exterior/insulation
• Decision: Roof assembly will use vented soffits + continuous ridge vent for proper attic/roof cavity ventilation.
• Status: ✅ confirmed and installed (Dec 12)
• Rationale: Vented roof assembly is required for the planned R-49 blown cellulose insulation in sloped roof sections. Air intake at soffits and exhaust at ridge prevents moisture accumulation and ice dams.
• Verification: Vented soffits installed along front eave (visible in Dec 12 photos); continuous ridge vent installed with metal roof (Dec 11-12).
• Source: Hershberger’s Contract; Insulation Strategy; December 12, 2025

2025-11-26 — WRB (Weather Resistive Barrier) / Housewrap

• Area: exterior/air-sealing
• Decision: Tyvek HomeWrap included in scope, confirmed with Marcus Dec 1.
• Status: ✅ confirmed and installed (Dec 8-12)
• Verification: Tyvek HomeWrap delivered Dec 11 (see photo); installed on all wall surfaces including dormers; visible in Dec 12 exterior shell photos with building fully wrapped before siding.
• Source: Hershberger’s Contract; Critical Pre-Insulation Requirements; December 12, 2025

2025-11-28 — Fume extraction system (separate from dust collection)

• Area: ventilation/safety
• Decision: Implement industrial-style negative-pressure fume extraction system completely separate from dust collection. Two sub-systems: (A) Hobby/light fabrication for loft workstations (resin printers, soldering, airbrushing) using 6” spiral steel duct trunk with 4-6” branches; (B) Heavy-duty paint booth extraction for automotive painting using explosion-proof equipment.
• Status: planning
• Options not chosen: Central vacuum system for all fumes (unsuitable - motor sparks, static risk, insufficient CFM); combined dust/fume system (safety hazard with solvents).
• Rationale: Fume extraction requires metal ductwork (no PVC - static/fire risk), explosion-proof motors for solvents, outdoor exhaust only (no recirculation), and higher CFM than dust collection. Paint booth exhaust must be completely separate due to C1D1/C1D2 requirements for automotive painting.
• Source: Utilities Planning - Air, Vacuum, and Fume Extraction; Fume Extraction Strategy

2025-11-28 — Pre-drywall utility stub-outs (air, fumes, vacuum)

• Area: utilities/framing
• Decision: Install capped utility risers during framing before insulation/drywall: (1) 3/4” Rapidair Maxline compressed air riser to loft with drip leg at base; (2) 6” spiral steel fume extraction riser to loft; (3) 12-18” rough opening for future paint booth exhaust fan.
• Status: action required — must be installed during December framing phase
• Options not chosen: Install after drywall (much more difficult, requires cutting finished surfaces); omit risers (loses future flexibility, more expensive to add later).
• Rationale: Pre-drywall installation costs ~$100-160inmaterialsvs.$500+ and significant disruption to retrofit after finishing. Provides future flexibility for loft workstation utilities. Compressed air riser prevents moisture issues with drip leg design.
• Action: Order 6” spiral steel duct, coordinate with contractor during framing week (Dec 2-3, 2025).
• Source: Critical Pre-Insulation Requirements; Fume Extraction Strategy; Compressed Air System Shopping List

2025-11-28 — Fume extraction electrical circuit

• Area: electrical
• Decision: Add dedicated 20A 120V circuit for fume extraction blower in loft ceiling area. Consider future 20A circuit (120V or 240V) for paint booth exhaust fan near Bay 1 or Bay 3.
• Status: planning — add to circuit schedule before electrical rough-in
• Rationale: Fume extraction blower requires dedicated circuit to avoid interference with other loads. Paint booth exhaust may require 240V depending on fan size (2,000-4,000+ CFM). Explosion-proof equipment for paint booth may have specific wiring requirements.
• Source: Electrical Planning; Fume Extraction Strategy

2025-12-02 — Exterior rigid foam insulation (not needed)

• Area: insulation
• Decision: Declined — Exterior rigid foam under siding is not needed for this project.
• Status: ✅ decided
• Options not chosen: 1-2” polyiso exterior rigid foam ($3,000-6,000 estimated).
• Rationale: The building has a split thermal envelope — the loft apartment is primarily insulated by attic floor insulation (R-49+), knee walls, and sloped ceiling sections, not the exterior garage walls. Exterior rigid foam would primarily improve the semi-conditioned garage level, which doesn’t need tight temperature control. The small gable-end wall sections exposed to the loft are minor surface area and adequately served by standard R-21 cavity insulation. Better ROI from: (1) maxing attic insulation to R-60, (2) quality knee wall insulation + air sealing, (3) upgraded windows (already ordered as change order), (4) insulation between garage ceiling and loft floor. Exterior rigid foam is not standard practice for detached garages/workshops; more common in high-performance homes or Passive House builds.
• Source: Critical Pre-Insulation Requirements; Insulation Strategy

2025-12-11 — Electrical contractor selection (SLS Electric LLC)

• Area: electrical
• Decision: Selected SLS Electric LLC (Steve) for 200A electrical service installation.
• Status: ✅ confirmed
• Quote: $4,610 total
• Scope included:
  • 200A panel with wire from house
  • GFI outlets (interior + exterior)
  • Double-gang switch
  • 3 soffit wafer lights
  • Two 1” low-voltage conduits
  • 50A generator inlet plug (after siding complete)
• Options not chosen: Seiter Electric ($4,600 for 200A — similar price but less responsive); Mr. Electric (quote received Dec 8 — higher price); other contractors who didn’t respond.
• Rationale: Competitive pricing, responsive communication, complete scope including generator plug, willingness to schedule around frozen ground conditions.
• Source: Electrical Contractors; SLS Electric Quote - 200A Service

2025-12-18 — Electrical trenching delayed to spring 2026

• Area: electrical/utilities
• Decision: Postpone underground electrical trenching completion to spring 2026 due to frozen ground.
• Status: ✅ confirmed
• What was completed:
  • Wire buried along house foundation (~6-8 ft) where ground was thawed from building heat transfer
  • Wire spool stored at terminus for spring completion
• Issue encountered: Open area between house and garage had approximately 10” of frozen ground (unusually early and deep freeze for December). Largest available backhoe made only 3 feet of progress in 30 minutes.
• Options not chosen: Continue with larger equipment (not available); heat ground (impractical and expensive); wait for thaw (unpredictable timing).
• Rationale: Safe, practical decision. Building is weathertight and can wait for spring. Wire is secure at terminus. Attempting to force through frozen ground risks equipment damage and higher costs.
• Impact: Garage will not have power until spring 2026. Radiant heat system delayed to spring. VEVOR diesel heaters available for any winter work if needed.
• Source: Timeline; December 18, 2025

2026-02-01 — Loft bathroom priority (install now, kitchen can wait)

• Area: interior/plumbing
• Decision: Install loft bathroom with fixtures during initial finish phase; defer kitchen installation to future phase (guest house or apartment conversion).
• Status: decided
• Options considered:
  • Infrastructure only (rough-in now, fixtures later) — not chosen
  • Full bathroom + kitchen now — kitchen deemed unnecessary for primary use
  • Bathroom now, kitchen later — chosen
• Rationale: Bathroom provides daily convenience when working in garage/loft (office, workshop, projects). Walking to main house for bathroom breaks is impractical for regular use. Kitchen is less critical — can use main house for meals during office/theater use. Guest house and apartment conversion are 3+ year considerations; bathroom serves immediate needs while maintaining future flexibility. Incremental cost of fixtures vs infrastructure-only is minor relative to convenience gained.
• Future phases:
  • Phase 1 (current): Office/theater/workshop with bathroom
  • Phase 2 (3+ years): Guest house — add kitchenette (mini-fridge, microwave, sink)
  • Phase 3 (optional): Apartment conversion — full kitchen, separate entrance if needed
• Source: HVAC Strategy (bathroom conditioning via transfer fan); Electrical Planning (100A subpanel for future tenant)

2025-12-20 — Loft flooring selection (LVP recommended)

• Area: interior/finishes
• Decision: Recommend Lifeproof 22 MIL LVP with QuietWalk LV underlayment for loft flooring.
• Status: planning (samples to be ordered)
• Budget range: $2,300-3,300 depending on underlayment choice
• Options considered:
  • Budget: Lifeproof 6 MIL ($1,850) — not recommended for durability
  • Mid-range: Lifeproof 22 MIL + QuietWalk ($2,336) — recommended
  • Premium acoustics: Lifeproof 22 MIL + SoundGuard ($2,790) — best for home theater
  • Premium: Shaw Anvil Plus + QuietWalk ($2,872)
• Rationale: 22 MIL wear layer provides apartment-grade durability; QuietWalk IIC 71 underlayment provides good sound dampening for home theater use; light oak colors complement house honey oak floors; DIY-friendly click-lock installation; waterproof for thermal boundary location.
• Next steps: Order samples, compare to house floors, finalize color selection.
• Source: Loft Flooring Plan