Building Harmony

Tranquillity and rejuvenating of Mind, Body and Soul are the main focus of Harmony Inn. Even though I'm an electrical contractor for 20 years and I have experiences with almost all trades, a building of this size is still a new challenge for us. The first challenge we face was the location of the house, how we can position it so it will fulfill all the building restrictions, septic clearance, sun exposure ... yet keeping the privacy and preserving the natural setting all around us with minimal impact.


 

Driveway
Due to this land is adjacent to a salmon bearing creek 20m away and located within the environmental sensitive area; we had to construct our driveway from big 12" plus rocks, so it is stable enough to withstand the possibility of flooding which was predicted to happen once in 200 years. No asphalt nor concrete on top of the rocks, only small driveway chips to reduce impacts to the nearby environment.

 

Foundation
Foundation was laid on March 2005. It was built with 24" extra wide footing instead of typical 16", and lots of 5/8" and 1/2" re-bars. Foundation walls were 48" height which were later filled with 25 truck loads of Pee gravel for superior floor stability.

Framing
April was a great month, it only rained couple times before we had a roof on. Structurally, ground floor height is at 9' and second floor is 8' minimum with mostly vaulted ceiling up to 11'. Second floor is made of TJI structural joists and all walls are 6" wide. Sheeting was made of 1/2" plywood and roof was made of 5/8" plywood with structural provisions for Solar Hot Water and Electricity in the future.

Exterior Shell & Water Proofing
We've installed superior "Peel&Stick" around all windows and even corners got a dose of 12" "Peel&Stick". We first put two layers of 30 min building paper on the exterior shell, then we strapped the entire house with 3/4" PT wood to create a "Rain Screen" which is highly recommended for our ocean and winter rainy climate. After that, we were ready to install the factory painted Hardy Planks. (combination of fibre - cement compound) Foundation was laid on March 2005. It was built with 24" extra wide footing instead of typical 16", and lots of 5/8" and 1/2" re-bars. Foundation walls were 48" height which were later filled with 25 truck loads of Pee gravel for superior floor stability.

Final Exterior Result
We also used the 1 1/8" thick Superior Hardy Board for our Fascia, virtually indestructible by water. Rain gutters are seamless with screen on top of them to prevent blockage by leaves and debris. Then we put caulking all around windows and doors. End result is a very durable shell with excellent fire rating for our environment.

Luckily for us that Mr. Murphy was absent during this first stage of construction - raining season started the day we've finished the exterior work .... (Murphy's Law does not apply here.)


Heating
Ground floor heating tubes were strapped around the 12" x 16" Re-bar grid on top of a 1 1/2" value R7.5 styrofoam layer which was covered by a value of R10 double aluminium Bubble Wrap that can eliminate all Radon gases from leaking into the house. Then a 4-5" 30 mpm strength, micro-fibre mix maximum strength concrete was poured on top of it. Result is a very responsive heat efficient slab without any cracks.

Second floor has 1 1/2" concrete with heating tubes built in as well, floors were insulated from underneath to improve heating performance and sound isolation.


Thermal Insulation
To minimize heating loss, all outside walls were insulated with R20 value, and the most heating loss ceiling was sprayed with a R40 value cellulose insulation. As if this wasn't good enough, we also used a primer additive made of "ceramics" which was developed for NASA Space shuttle to increase addition reflective and insulating value.
Sound Insulation
 Extra care was taken to improve sound proofing between all rooms and floors, especially for guest rooms. All guest rooms were built with either two 4" walls or a 6" wall, so plenty of Rock-wall sound insulation can be installed; and ceilings were also filled with Rock-wall sound insulation. All these extras reduced sound transfer significantly.


Drywall
 All ceilings are 5/8" fire code drywalls with a stucco look sprayed mud. Guest rooms and common areas are also finished with either one 5/8" or two 5/8" fire code drywalls to significantly reduces sound transfer and improves wall rigidity. Rest of the walls were 1/2" drywalls.

Painting
For all our walls, doors, trims, staircases and even our in-house build furniture, we used only water based paints to reduce toxicity.


Floor Covering
We covered our entire ground floor with ceramic tiles (as you can see from this unfinished maple kitchen photo at that time), and high end hypoallergenic vinyl flooring for the second floor. These provide allergen control, easy cleaning, durability and excellent heat transfer for our radiant floor heating.

Bathrooms
 All our bathrooms walls were either ceramic or porcelain tiles around the bathtub area; excepts for the wheelchair accessible walk-in shower, which is tiled all around. All toilets are Toto low flush elongated model, and a raise-seated one in the handicap friendly bathroom. And, of course all floors are heated as well.

 

Patios
 We decided to use coloured concrete for its low maintenance, long life span and cleanliness; and it was partially grinned to add some characters to its appearance, with lots of steel re-bar and micro-fibre added to prevent cracking.
The main reason for having this oversize patio is that I'd like to held some Yoga classes for our guests and neighbours in the future during summer.

Landscaping
 Those lines on the ground are sprinkler pipes. Entire front yard and backyard was irrigated by a fully automated sprinkler system. Well, it is 12,000 sq. ft. of lawn to water!!

 

Garden
 We both preferred a live fence over any man-made one; therefore, we have planted about 60 cedar trees for hedging along our property lines. Many Rhododendrons for May & June flowering, and plenty of flowering herbs, such as Lavender, Thyme, Rosemary, Sage, Santolina which are all deer-proof were planted along the front patio for theirs aroma and herbal benefit, then we've created a sand and rock Zen Garden with future provisions of a small water-fall wall in the front yard.
Deer eats just about anything here, that's why all gardening has to take this in consideration; therefore, no pesticides was used to assure that we can protect and appreciate wilderness in our own yards.

Septic Field
This pressurized septic field is specific designed to handle minimum capacity for 6 bathrooms, which is plenty for our need. Pressurized system is much better than the traditionally distributed septic field which is gravity fed, and typically only 25 - 30% of the whole system is utilized and the rest will become plugged.

 

Energy & Environment in Mind

Not only for the reduction of greenhouse gas emissions but also dependability for running a hospitality business, we have to operate our Harmony Inn with maximum energy efficiency and independence on public utilities. During the winter stormy season, we may facing the challenge of loosing electricity for several days; daily routine definitely will become more complicate if we are too depend on the public systems.

1.   Windows

All of our windows and doors are the high quality Rehau European Style "Tilt 'n Turn" model. Glasses are all Low E coated, 4 mm double layers, S. Steel frame with multi locking mechanism. Double Sealing all around windows and doors virtually eliminates any drifts and energy leaking.

2.   Heating - Cooking - Lighting

Instant 28Kw electrical heater is used for both heating and hot water; however, we also use a wood stove to supplement the heating, which heated by burning fallen branches or dead trees from our backyard forest and it is 100% ecological. Cooking Range runs on LP gas which works even without power. Most of the lightings are using high efficiency compact fluorescent and we use motion detection or photocells on exterior and interior lightings to eliminate the unnecessary energy waste.


3.   Thermo Solar - Clean Energy

Apricus 40 Tube Solar Collectors
Provides Most Of The Hot Water for Bed & Breakfast. Tilted at 22 Deg. is The Most Efficient Way Collecting Hot Water In The Summer High Season Months.

 

Recycle Pump For Solar Collector

Solar Loop, Pressure Tank & Grundfoss Recycle Pump, Resol Differential Controler, Temperature Controled Release Selenoid, Seisco 28KW Tankless Hot Water Tank.



80 Gallon Solar Storage Tank

2 Heat Exchangers. Bottom One For Solar Loop & Top One For Radiant Floor Heating Loop. Two Seisco 28KW Tankless Hot Water Tanks One For Floor Heating and One For Domestic Water. With This Scenerio our B&B is Able To Run 5 Hot Water Showers At The Same Time.


Thank You For Reading About Our Project and Sharing Our Dreams.

Curious about Solar? I am also happened to be a dealer for this technology. It is the most efficient way to get energy out from the sun - approximately 700W from a square meter (9 sq. ft.) panel. For more information, visit   www.mdElectric.ca
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