Starting up Trees House 2017

Well, 2016 happened. Trees House 2015 is officially dead; the Seattle Bldg. Dept. asked me to cancel the permit in process and I did, knowing I don't want to gut the house and build a big old trees room. In this real estate market, I can pretty the place up and make a tidy profit.

Two important drawings were discovered from the huge pile of 2015 project documents. First is a simpler remodel plan by Peggy:

I'm not even sure when this was drawn (likely about April 2016)

This calls for

• Extending the garage for a full depth. But, cleverly, put in a demising wall so that one bay can be offered to a tenant (and to avoid expensive beams and 16' wide overhead doors).
• Move the washer/dryer down the hall
• Remodel the breezeway and stairs
• Extend the breezeway north and south (not sure what's supposed to happen to the roof and eaves). Also, proposed furniture isn't shown. I think we might leave the exterior walls where they are.
• Remodel the BR3 bathroom. Kind of ignores the 12-gallon water heater, but we could put real fixtures and finishes in there for a big improvement.
• Remodel the central bath into a linear configuration (move the shower drain, basically). Or, we could just leave it a powder bath
• Remodel the BR1 door to make the hall work better with the living room
• Remodel the BR1 bathroom--new window, new fixtures.
• Build a new south deck--replace the old. Simplify.
• And revise the kitchen (saved the best for last)

The revised kitchen is my favorite. It would be so much easier to use, and it would work with a large dining table like a country kitchen.

The new kitchen features:

• Preserving the corner window (and getting rid of the glass blocks and greenhouse window)
• 30" gas range with a real hood
• Not sure where the microwave goes--perhaps over the gas range?
• The problem with the NW corner persists, but is already better than what we have now.

Still on the sump pump

Update: In a case of "why don't you just order what will work?" the Liberty 237 fits the sump pit perfectly, and the vertical magnetic float switch doesn't get fouled up by hitting the side of the pit. Amazon had it in my hands in 25 hours (at no extra cost).

Okay, I ordered the Liberty 237.

I finally tired of making the new Everbilt 1/2 HP model SBA033BC with tether switch work. The manual calls for a bigger sump, and the tether switch hit the side. I need a more compact switch that will fit in my 12" x 12" x 12" sump.

Amazon

→Liberty 237 1/3 HP Vertical Magnetic Float switch $133 - free 1-day. 2 yr.
287 1/2 HP VMF $211
247 1/4 HP cast iron $125

Wayne WSF50 1/2 HP plastic $116 - free 1-day

Flotec E75VLT 3/4 HP $151
FPZS33V 1/3 HP $119

Home Depot

Water Source 1/2 HP cast iron $111 - might be stubbier. Not at store. Free Del 4/12.
Requires 12" diam. x 10" depth. Model WSSPC5V 66 GPM; 50 GPM @ 10' head

Everbilt 1/3 HP $85 plastic. Raised inlet. Not at store. Shipping delivery 4/12
1/3 HP S/S $159 SBA033V1
1/2 HP S/S $189
3/4 HP $198
1 HP $228

Superior 1/3 HP $72 plastic. Not at store [$72 at Amazon]
1/3 HP $85.54 cast iron  92341 [$85.13 at Amazon]
1/2 HP $70 plastic. Not at store
3/4 HP $172

AquaPro 1 HP $228
1/2 HP $179

Eco Flo 1/2 HP cast iron $101 [$98 at Amazon]
1/3 HP $83 [ $83 at Amazon]
3/4 cast iron $132
1/3 cast iron $101

Lowe's

Flotec 1/2 cast iron $169 - 80 GPM. Free delivery 4/10 - switch on right, not left

Utilitech 1/2 cast iron $159

H20PRO 3/4 cast iron $229 - looks stubbier