I’m working on a kitchen remodel right now, working with both an archy and kitchen designer. Both guys are tops in the field, but the kitchen designer made a big mistake. He has a bank of windows and an uninterrupted run of base cabinets (no uppers) along an exterior wall. The first thing he has on his list is to demo a partition wall between the kitchen and pantry to get this uniterrupted run and wouldn’t you know the second floor’s waste line was housed in that partition wall. This isn’t PVC, it’s cast iron, and there’s no way to redirect the wasteline into the exterior wall without having to remodel the upstairs bath (which I’m not against, it will just throw my schedule and the clients budget out the window). The homeowners are great people and they’ve asked me, “what would you do?”
I had the achy on sight this afternoon and he’s putting a new plan on the kitchen, and to his credit he had nothing to do with the kitchen; he’s working on the pool house, guest cottage and the sunroom conversion.
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oooops... guess that upstairs bath was getting rid of the waste by osmosis
Somebody didn't make a detailed site visit??
What's the problem with redirecting the waste lines from below? You're going to have ceiling repair anyhow after the partition wall demo so pull down some more or all of it and take a good look.
I know... plumbers are used to bending over - showing the crack in the back, not looking up - getting a crick in the neck.
The ceiling is out in the kitchen. But we'd have to move the waste pipe about a foot to conceal it in the wall (right where a window was scheduled, but not any more). The plumber can shift it, but the elbows would force us to create a wierd looking shallow soffit. I'm concerned more about my client's budget and the delays in getting this done, as well as not having to add 10K to the job for renovating the bath. I suggested making the affected cabinet shallow to bridge the pipe, then after the counter top is set, create a decorative pilaster (and another on the other side of the cabinets so it looks intentional and center the windows between the opening) but the archy wasn't too keen on it. I'll see what happens."I want a good clean fight. No head butts, no rabbit punches, and no hitting below the belt. Break when I say break, and protect yourself at all times."
Sounds like you're on your way. Moving it a foot doesn't sound too bad, although I'm not keen on DWV in exterior walls...but I'm in a freeze climate. The soffit up top to hide the elbows can be a feature of some sort...all depends on the decor.
It's either move it, disguise it, or embrace it.
Yeah, "embrace it". Leave it where it is, change the pipe to clear lucite, and make it a conversation piece.
"Yeah, "embrace it". Leave it where it is, change the pipe to clear lucite, and make it a conversation piece."
Actually, I've worked in an old university chemistry buildling where the waste pipes were made of glass and exposed. Of course they were installed back when everything was put down the drain. The bright colors in some of the compounds were probably a lot more fun to watch than a commode full of yesterday's corn.
That's what I was thinking. Sort of like the mermaids behind the bar, in the pool behind that thick glass window.
Let's all sit at the kitchen island and watch Uncle Mongo's flush come down! ;-)
Sounds good, best of luck.Remodeling Contractor just outside the Glass City.
Quittin' Time
This stuff happens. In this case, it would seem that since there is an architect, maybe he could design around it, otherwise what is he doing with this project? He doesn't like the column idea or moving some windows? Great, maybe he'd be so good as to share what he would like then?Jeeeesh
jeezus peezus, that's a heck of a change order. Sounds like more than the designer faux paux'd on this one. What's the idea, interupt his uninterupted counter run? Where's the pipe in that wing wall? Can you decoratively include that pipe in the cab design?..........much like it's been done to power or vent or whatever, an island?
Remodeling Contractor just outside the Glass City.
Quittin' Time
Do the windows run past the pipe too? Do they have to?
If not, build a soffit. Big enough to hold the bend in the waste pipe and get it over into the exterior wall. Hey, then put a row of pot lights in the soffit, and dress it up with some moulding. Then it will look like you meant to do it that way all along.
That might be our only hope. Just got off the phone with the homeowner and he's plenty upset. Passing buckets of blame all around. I've got the plumber scheduled to come in tomorrow. He was able to redirect some steam pipes so we could get a window in the study, he may be able to make this work. I'll know more in the morning. Now the problem is trying to get some sleep. Ah, the free and easy life of the self-employed.Jim"I want a good clean fight. No head butts, no rabbit punches, and no hitting below the belt. Break when I say break, and protect yourself at all times."
Hmmm... I've worked many kitchen jobs over the years and never ... ever... does the kitchen designer tell me what is in the walls. Being the GC it's my job to tell them what they have to work with. Boy there was more then a few jobs I wish I had your designer.
What is wrong with a nice cast iron drain pipe running up through a nice set of windows, just leave it, paint it to match.
Trompe l'oeil!6 16 17 97 99
so what's the big deal ...
U accidentally found a great place for a nice fancy column!
used to work around a really great designer ... but ya couldn't have a kitchen or bath without at least one column ... we used to say he puts them in all the time so when he's forced to add one to cover a mistake it looks like it's all part of the master plan ...
throw in a couple more ... random spacing ...
it'll blend.
Jeff
Buck Construction
Artistry in Carpentry
Pgh, PA
I gotta think the GC needs to help himself to a healthy bucket of that blame. When I do a job like that one of the first things I do is walk around and figure out where the mechanicals are, Then figure out how they are going to be worked into the plan.
Definately not the kitchen designers fault and just as hard to pin on the archy.
Also I would'nt shift into panic mode until you've talked to the plumber.