The first phase of this master plan is complete.

Above is the Butler’s Pantry, which replaced the existing bathroom and serves as a connection to the four-season porch. An existing bedroom was renovated for a new bathroom, as seen below.

The exterior was resided, reroofed and third-floor windows were replaced. A unique part of this project was adding an exterior hot tub to the third level. Creative structural design allowed us to safely accomplish the feat: the full tub weighs as much as a Volkswagen Beetle! The four-season porch finishes were undisturbed during this work, and the hot tub has been used frequently through the winter. It’s lofty perch affords privacy to the bathers and a wonderful view of the stars at night.

The finished product looks good and the owners are pleased with the outcome.

The master plan was developed to convert the attic space into a new Master Suite, but that is being reconsidered. The unfinished attic now seems to be a better entertaining space, so a reconfiguration may be forth-coming.

With a smallish back yard and limited privacy, the owner of this home envisioned a new hot tub on the flat roof over the second floor three season porch. The project involved a master plan for converting the attic to a new master suite, bringing the porch up to four-season use, and remodeling an existing bedroom into a new bathroom on the second floor.

This was no mean task! The hot tub’s weight, including people and water, is about the same as the curb weight of a 2007 Volkswagen Beetle. Routing plumbing for the new restrooms without disturbing the existing first floor finishes also proved to be a challenge (that we were up to!) Add to that working out a feasible master suite layout in the attic with no knee walls and you’ve got a fine architectural adventure.

Working closely with the Owner, we found a way to make it all happen. More shots later of work in progress, but I just can’t pass up the insulation now.

The insulation shown here is a foamed-in-place cement product called AirKrete. It carries a relatively high R-Value, does not shrink after installation, and has great smoke and fire resistance. It will not burn, gives off no smoke or hazardous gasses in a fire, is insect and rodent resistant, and will not offgas. There is no petroleum in this foam, only cement, a foaming agent, and minerals found in seawater.

I’m currently checking with my insurance agent to find out if there will be any savings when we install it in my house. Whatever happens there, we will benefit from high performance insulation, safety and air quality from this product, just as the owners of this house will.