Decisions¶
| Date | Area | Decision |
|---|---|---|
| 2026-05-03 | Flooring | LVP across living areas; tile in wet rooms; carpet eliminated |
| 2026-05-03 | Flooring | Heated floor — main bath only |
| 2026-05-03 | HVAC | High-velocity heat pump replacing baseboards; 2 zones (upstairs / main+lower); Wi-Fi thermostat |
| 2026-05-03 | Electrical | 100A → 200A; replace all outlets; standard LED dimmers; EV conduit stub-out; 2–3 Cat6 drops |
| 2026-05-03 | Plumbing | Poly-B → PEX (baths + kitchen); gas tankless replacing electric tank |
| 2026-05-03 | Crawlspace | Insulate after trades finish (open crawl supports re-routes) |
| 2026-05-03 | Interior doors | Replace all interior doors (style TBD) |
| 2026-05-03 | Painting | Paint upstairs (and likely main floor) |
| 2026-05-03 | Kitchen | Island layout; quartz; dark wood slab cabinets; thin linear pulls; induction; panel-ready fridge + dishwasher; single deep bowl undermount sink |
| 2026-05-03 | Living room | Replace wood-burning fireplace with gas insert; surround = kitchen backsplash material |
| 2026-05-03 | Rec room | Remove built-in (in-floor) hot tub; restore subfloor for LVP |
| 2026-05-03 | Whole house | Design vision: modern rustic — earthy & calm; cedar walls preserved |
Rationale (collapsible)¶
Flooring strategy
LVP single-material across living areas → cohesive feel + no transitions. Waterproof, durable, ski-boot/snow friendly for an alpine vacation home; lower cost than engineered hardwood. Tile reserved for genuine wet zones.
Alternatives considered: engineered hardwood (warmer feel but pricier and less waterproof); solid hardwood (incompatible with future heated floor and over-slab); tile throughout (cold/hard underfoot without heat).
Heated floors — main bath only
New main-floor bathroom build-out is the easiest and cheapest place to add radiant. Other wet rooms (master ensuite, upstairs bath, sauna anteroom) deferred — flagged as "revisit before tile install if desired."
HVAC — high-velocity heat pump, two zones
Baseboards don't cool; cooling is the primary gain for this retrofit (especially bedroom sleep quality). High-velocity small-duct system suits a retrofit with no existing ductwork. Two zones gives bedroom-vs-rest control without complicating per-room zoning. Eligible for BC Hydro / CleanBC heat-pump rebates.
Alternatives considered: keep baseboards (no cooling); high-efficiency electric without heat pump (no cooling); ductless mini-splits (visible wall units, multiple heads, less integrated).
Zones:
- Upstairs: 4 bedrooms + master ensuite + upstairs bath
- Main + lower: foyer, living, dining, kitchen, main bath, sauna, rec room, garage
Electrical — 200A service, EV conduit, ethernet drops, standard switches
- 200A required by load math: heat pump (~30A) + induction range (~40A) + heated floor + future EV (~50A) would trip 100A.
- EV conduit stub-out now captures the "while we're there" savings (~$1k–$1.5k vs. retrofitting after walls close); charger itself deferred.
- Standard LED-dimmable switches keep cost down without locking out future smart upgrades — drop-in replaceable.
- Cat6 drops are essentially free incremental cost during reno but expensive after — cheap insurance for whole-house Wi-Fi via APs.
- Replace all power outlets — modern decora, GFCI/AFCI per code, tamper- and weather-resistant where required.
Plumbing — poly-B replacement, gas tankless
- Poly-B in baths + kitchen replaced with PEX. Whole-house re-pipe scope TBD pending inspection.
- Gas tankless water heater for endless hot water + faster recovery — important for vacation home with up to 11 sleepers showering near-simultaneously.
- Gas service install is open: existing in place / natural gas hookup / propane / fall back to heat-pump water heater (HPWH).
- Open crawlspace access keeps re-routes tractable.
Crawlspace — insulate after trades
Re-routes (plumbing PEX, electrical circuits, possible duct runs) happen first to use the open access. Insulating before would mean re-opening it. BC climate favours encapsulation + perimeter insulation over vented crawl with batt.
Interior doors — replace all
Whole-house door replacement during this reno. Single specification rolled out for cohesive look. Style/material/finish TBD; hardware finish coordinated with kitchen.
Painting — upstairs (and likely main)
Upstairs paint scope locked. Main floor likely required given baseboard removal everywhere; cleanest finish is paint-while-crews-are-there. Cedar walls preserved as wood (not painted over).
Kitchen direction
- Island-centric — anchors social heart; pairs with planned built-in dining benches
- Quartz counters — durable, earthy palette compatibility
- Dark stained wood slab cabinets — grain visible, contrast against cedar walls; species supplier-driven
- Induction — fits all-electric strategy, no gas line needed for cooking, precise + clean indoor air
- Panel-ready built-in fridge + dishwasher — cohesive cabinet line
- Thin linear pulls — modern, minimal
- Single deep bowl undermount sink
Still open: hood (back-vent leaning), hardware finish (matte black vs. brass), backsplash, range size, wood species, oven config, lighting plan, pantry strategy. Likely exceeds proposal's $9k allowance — see budget.
Living room fireplace
Replace wood-burning fireplace with gas insert. Cleaner, more controllable, no wood storage / chimney sweep / smoke. Surround / cladding matches the kitchen backsplash material (handmade tile / quartz slab / subway / wood paneling) — visually links the two adjacent rooms. Choose backsplash first.
Gas service is already in scope for the tankless water heater, so no incremental connection cost if landed together.
Rec room — remove in-floor hot tub
Reclaims significant floor area for usable rec-room program; eliminates ongoing hot-tub maintenance + water-management complications inside the home. The main-floor sauna renovation continues to provide the wellness amenity adjacent to the deck. Subfloor restored, LVP installed continuous with adjacent main-floor living areas.
Design vision — modern rustic
Honor the existing log-cabin foundation (cedar walls, natural warmth); modernize with clean lines, layered lighting, and built-in dining benches. Palette: clay, stone, warm browns, beige-whites, deep ink tones. Materials: warm wood, textured furs, soft linens, smooth stone, with concrete and clean metal accents.
Captured in the interior design proposal and aligns with the goals of aesthetic improvement, functional optimization, comfort, and budget adherence.