Lock 7 Development, LLC

The Thompson- A few weeks left!

2012-03-02T13:01:00.002-08:00

At The Thompson at 2108 10th St NW, our crews are hard at work finishing the trim and hanging all the doors. We've also started on the tile work, and the roofer is finishing up small details on the roof. Tomorrow, our painters will be priming all the walls. We will be installing the cabinets and floors in about two weeks and aim to be on the market for the first week in April.

The back is all ready for the stairs and decks, which we're going to begin next week.

Camillo works to hang the doors on the first floor.

In the penthouse, the baseboards are finished and ready for hardwood floors.

In the penthouse, the steps are also all trimmed out.

Here, our tile subcontractor works to lay the tile in the loft bath.

The Homasote has all been delivered and will be installed next week.

1449 Harvard St NW- Almost Topped Out

2012-03-02T06:01:00.000-08:00

The addition at Harvard Row is almost complete. The final stage is framing the roof, which we hope to complete in the next few days. The addition was a massive undertaking. Between the excavation, new foundation, concrete work, and framing, we basically built a new house. The addition is over 3000 SF, which would be a massive house on it's own. When you add that to the 4000 SF of existing space in the original house, you can really grasp how large these units will be once complete.

Here's the rear addition from the alley.

The rear level of unit 2 has tons of light.

Most of the units in the building are in this condition. They are all framed, but we're waiting to finish the roof to run any electric, mechanical or plumbing. The goal is to start early next week.

The two-level rear unit is huge- almost 1250 SF.

The new building will be about 4 feet taller than the old one. Here, you can see the block walls are in place, but the old roof hasn't been removed yet in the front of the house. That will come out next week.

Framing out the final floor.

The sunny weather yesterday was incredible, especially after all the rain the day before.

The Newport Tower-Moving Along

2012-02-28T12:59:00.001-08:00

The project at 1120 Rhode Island Ave. is picking up speed and moving along well. We're now on pace to deliver in May. We've already received a lot of interest-without even marketing the units yet- and anticipate pre-selling several of the units prior to completion.

We began removing the old windows to get ready for the new wood windows that are coming in later this week.

Inside, the floor installers worked to remove damaged flooring and patch floor pieces that were in better condition.

The crew worked diligently to tooth the new pieces in so the seams are invisible.

The flooring that they used for repairs were pieces we removed from elsewhere in the building, such as in the new hallway and the bathrooms.

The plumbers were also here today to run the new pipes.

The carpenters had to take a break from framing windows in order to remove some old plaster. Check out how big the windows are in this building.

The turret in the penthouse is fully framed and is incredible.

In the back penthouse unit, the balcony windows are all framed and ready for installation.

This building has all sorts of incredible original details, like the brick here.

The new steps are in place.

2108 10th St NW- Hard Hat Tour This Sunday

2012-02-20T15:48:00.000-08:00

Our Thompson Condominiums project at 2108 10th St NW is about 5 weeks from completion, and we're holding a hard hat tour this Sunday Feb. 26th at 1 PM. Spots are limited, so please sign up in advance by emailing lindsay@reishmanrealestate.com to sign up. On the tour, you'll get to see all 4 units, including the incredible roof deck on the penthouse. Here is the status of the project as of this morning:

This picture does a good job of showing the soundproofing tracks that we use in the ceiling between units.

Our insulation is a green product called Eco-Batt that has no formaldehyde.

The roofers worked today to finish the small roof on the front balcony.

The Newport Tower Progress

2012-02-16T13:14:00.000-08:00

The Newport Tower at 1120 Rhode Island is moving along rapidly. We're working hard to finish the framing by the end of next week so we can begin the plumbing and HVAC. Also, the floor crew is coming in next week to start patching and repairing the existing flooring.

The carpenters have removed the old windows and are reframing the openings to prepare for the new ones.

One mason is working to repair the brick where the old fireplace shaft was located.

The interior walls are going up on each floor.

In the basement, a crew is using a conveyor belt to remove the dirt so we can achieve a greater ceiling height.

The digging is nearly done and we should be able to start underpinning next week.

1120 Rhode Island Ave- Progress

2012-02-08T15:00:00.000-08:00

At The Newport Tower on Rhode Island Ave, we've been busy framing up the new units. We're nearly complete with this part of the project and plan on starting the plumbing rough-in in about 7 days. Downstairs, a crew is working to dig out the dirt to obtain at least a 9 foot ceiling height.

The first project was to replace the main beam in the center of the building. We had to make it larger and steel because of the increased load of the 8 units.

After the welders set the beam in the new concrete footings, the carpenters came through to repair the floor in the affected areas.

You can see in this picture that we kept the original floors wherever possible. On the left side of the beam is the existing beams, while the right side has the new joists.

On the top floor, we've been busy framing out the new roof. The new roof line sits slightly lower than the old one to allow for roof access.

The new roof is almost 100% done. It took a while to hoist all the heavy beams into place. The plan for tomorrow is to start framing the walls in the top floor units.

2108 10th St NW- Brick Nearly Done

2012-02-01T16:46:00.000-08:00

The Thompson at 2108 10th is coming along nicely. We're actually ahead of schedule and are on track to deliver in early April. The biggest projects now are finishing the exterior brick and getting the inside ready to install sheetrock.

In the back, the brick suncontractor had six masons working to finish the rear wall. They are about 3/4 finished.

Inside, the units are framed and ready for electric and HVAC rough-ins. Henry, the electrician, stopped by quickly today to measure so he can order materials.

Upstairs, our carpenters worked to install the pitch on the front roof. The roofer is starting tomorrow (let's hope the nice weather will continue).

In front, the brick is finished.

2108 10th St NW- Taking Shape

2012-01-29T08:55:00.000-08:00

We are making incredible progress on all three of our current developments. At The Thompson, the big push for last week and the one upcoming is to get the exterior work finished. We are nearly done framing out the roof and finishing the brick work in the front and back. Our roofer returns from a trip back to El Salvador on February 1st, and we'll have him get to work the next day on the front and rear metal details.

While the plumber is able to work before the building is completely water tight, both the electrician and HVAC contractors can not start until the building is 100% sealed up. They should begin at the end of this week or the beginning of next.

In the front, the masons worked this week to install the front brick wall. The brick is from the same factory as The Thompson Flats next door and looks nearly identical.

Here's the view from across the street.

In the rear, we worked this week to install the doors and windows so the masons could work.

New Website for Lock 7 Development!

2012-01-22T12:42:00.000-08:00

We are extremely excited to announce the launch of a new website for our company at Lock7Development.com. The new website has a ton of awesome info about all of our previous, current and future developments. It also links seamlessly with all of our social media, such as Twitter, Facebook and this blog.

The homepage is clean and well-organized.

Another new feature is the ability to check availability, view floorplans and get building details without having to go to an external website.

We also were able to incorporate the Walk Score app into each project page. On that note, our lowest Walk Score of any project is 86, which happens to be one block from Columbia Heights.

Another useful feature is a well-organized portfolio, which is sorted into various categories (like kitchens, baths, etc.)

The Thompson- Windows

2012-01-12T11:21:00.000-08:00

Over the last few days, we've begun to install the windows at The Thompson at 2108 10th St NW. The front windows come in one piece and weigh several hundred pounds. It took 4 guys and a system of ropes and pulleys to get them up and in place. The new building finally is beginning to look like the twin building next door. Very exciting!

The doors are scheduled to arrive on Friday of this week.

Pretty cool, right?

Harvard Row- Excavation

2012-01-11T08:07:00.000-08:00

With all of our addition permits fully issued, we started off the new year with an army of excavation machines at 1449 Harvard St NW. The addition in the back will extend 25 feet, so we needed to remove almost 25 loads of dirt in order to lay the new foundation. The new concrete footers and foundation walls will take about two weeks to complete.

The little machine can maneuver in small spaces and removes the dirt close to the building. The bigger machine then scoops it up and puts it into a waiting dump truck.

1120 Rhode Island Ave- New Name, Rendering and Logo

2012-01-05T10:08:00.000-08:00

With the new year upon us, we're excited to have three large condo projects underway in downtown DC. One project that has moved forward with great speed over the last month is our 8-unit building at 1120 Rhode Island Ave NW. We're pleased to announce that this building will be called "The Newport Tower Condominiums." The name is a reference to an iconic stone tower in Newport, Rhode Island (story below). We also finalized the color scheme and the logo.

The color scheme includes a gray for the building and blue shades for the window trim. It looks clean and historic without being boring.

Our logo uses a font popular in the late 1800's when this building was originally constructed. We picked an angle for the drawing that really emphasizes the grand scale of the tower.

We spent hours and hours going over potential names for our project. A good building name is memorable, unique, and provides a groundwork for the marketing materials. Our intention at this project was to stress the tower (the most stunning architectural feature on the building), the location (on Rhode Island Ave) and provide some historic reference (because the building is so historic). We brainstormed and discovered the Newport Tower, which is one of the oldest standing structures on the east coast. It's located in Newport, Rhode Island, and most historians date it to the 1700's, although there are some who think the building might be several centuries older. It was used in several ways- as a lookout tower, windmill and munitions base. We loved the fact that the shape is so similar to the tower on the building at 1120 Rhode Island Ave.

Here's a picture of the Newport Tower structure in Rhode Island.

2108 10th St- Framing

2011-12-19T11:58:00.000-08:00

Our goal was to get the roof framed up before the Christmas holiday. Truth be told, I think we'll still fall a little short, but we've still made an incredible amount of progress here in only a few weeks. Less than two months ago, there was an entirely different small house on this lot. Now, there are three finished units, and we're well on our way to getting the fourth one completed.

In the front, you can finally start to get an idea of what the building will look like when finished.

This was the rear of the building on Thursday of last week.

Here's the same view from this morning. You can see the carpenters made a lot of progress on framing the second floor rear windows and started the joists for the floor above.

The Thompson- New Website Up

2011-12-15T13:17:00.000-08:00

The website for The Thompson at 2108 10th St NW is finished, and it looks awesome. It has a ton of great features, like floorplans and neighborhood details. The address is:

http://www.thethompsoncondos.com/.

Here is a screen grab of the site:

The Thompson- Floor Plans

2011-12-08T12:11:00.001-08:00

We received the floorplans back from the designer for our Thompson project at 2108 10th St NW. They do a great job of showing how the space could be laid out with furniture. We're going to make a few small tweaks- like adding more pocket doors- but the general layout will not change.

The Thompson- Lots of Progress

2011-11-28T13:21:00.001-08:00

The Thompson at 2108 10th St NW is really starting to take shape. Over the last two weeks, we finished the foundation work, basement plumbing, and about 1/3 of the floor framing. We're working now to get in the next level of floor framing and finish the new water service to the street. We anticipate finishing this building in early April- just in time for the spring.

Last week, we filled in the basement with gravel and ran the new plumbing.

We ordered a pump truck to pump the concrete from the street down into the basement.

The concrete is wet and heavy when it is first poured. After several hours of leveling it and smoothing it over, it forms a solid floor.

After the basement slab was poured, we framed the first floor.

This weekend, the masons returned to build the block walls up to the second level.

1449 Harvard St NW- Renderings

2011-11-17T12:19:00.001-08:00

We got some great renderings back from our designer for the Harvard Row units. These images do a pretty amazing job of showing how the space will look once complete. We're offering buyers who get in early the option to pick some of the flooring and cabinet colors, but otherwise we are planning on dark maple cabinets with a dark brown oak floor.

This is the lower-level unit in the front of the building. It really gets so much light from the southern exposure.

This is the rear first-floor unit. These units have huge patio doors with a walk-out balcony, which is a great bonus.

This is the view from the mezzanine level looking down into the kitchen area in the front penthouse.

This is the kitchen in the same unit. We haven't decided between a half-wall or a full glass wall above the kitchen. Our plan is to leave the option available for either and let a buyer decide which they prefer.

2108 10th St NW- Progress

2011-11-08T18:39:00.000-08:00

Although we're working hard at 1449 Harvard St NW, 1120 Rhode Island Ave and 2108 10th St NW, the project on 10th St. is at the stage where things show the most progress every day. We have the site fully excavated and the foundation work is underway. Here is the progression of the site over the last week:

Here's the site on Friday before they poured any concrete. The footers were all formed with rebar and ready to go. We're been so fortunate to have two straight weeks of no rain.

Yesterday, our masons set the corners of the building for the surveyor to come and perform a wall check. This is done to make sure the building falls within both lot lines.

This morning, our masonry contractor came to start laying the block on the South wall. They made a ton of progress- this wall was several feet high by the end of the day.

1120 Rhode Island Ave- Before Pics

2011-11-03T13:20:00.000-07:00

We have everything set up to begin some minor demolition at our new project at 1120 Rhode Island Ave. on Monday morning. I had a chance to go by today to take pictures of the project before we start. Our pine flooring expert came in yesterday and said the floors here are some of the best he's seen in DC, period. They are heart pine and all horizontal grain. In addition, the planks run wall-to-wall, so there are hardly any seams at all. We can't wait to see how they look once we sand them down and clean them up.

The fireplaces will also be reused, as well as most of the trims and casings. We donated the radiators to a company that repairs, repaints and then re-uses them.

The fireplace will be re-used, but the tile will probably not survive the move. I took a lot of pictures of the tile so we can match with something similar when the project is further along.

All of this trim will remain, and this will become the living room for unit 8.

These doors are so cool that we'll fine somewhere to use them again.

The layout of the steps will change, but we're going to try to use the posts again.

This parlor is one of the most historically preserved rooms I've seen in DC.

The front doors will stay, or be replaced with something identical if the damage cannot be repaired.

These are the radiators- pretty awesome. They'll be salvaged and used in another house.

This picture really shows the grain of the flooring. Can't wait to see the finished ones. The floor here in the foyer will probably be moved into one of the units and this will be tile or carpet.

This fireplace has a stone that looks a lot like emperador dark.

This stain glass and all of the original trim will remain.

New Logo for The Thompson at 2108 10th St NW

2011-10-29T06:29:00.000-07:00

We have our new logos completed for our upcoming 4-unit building at 2108 10th St NW. We decided to continue the "Thompson" theme from the Thompson Flats building we built next door in 2010. The name is a reference to the Thompson Milk Dairy, which was located on this site in the 1920's. The dairy was the biggest in the city and delivered milk to all of DC with small carts. You can read more about it here.

This is the logo that will be on the new website, coming soon!

Construction Progress- The Thompson at 2108 10th

2011-10-23T19:08:00.000-07:00

We finally had a great week of clear weather here in DC and we were able to get a lot of foundation work done at 2108 10th St NW. The first part of the project involved underpinning the foundation of the house next door. Here's what this process looks like:

The underpinning is nearly complete.

Underpinning is the process of creating a new foundation below an existing one. The house to the right has no basement, and our new building will have a full one. We can't just dig straight down because doing so would remove the dirt that supports the foundation of the other house. Instead, we pour a new concrete foundation down to the lowest point of our new building. On the right, that building has a full basement so we can just dig the dirt all the way down.

Smaller Units

2011-10-19T15:48:00.000-07:00

There was an interesting article today on Urbanturf.com about the appeal of small units in DC. Here's a link to the story. The article features a 302 SF unit, which is in Foggy Bottom and is being sold by our good friend Lindsay Reishman. Here's pretty much the whole unit:

Our upcoming project at 1120 Rhode Island Ave will feature eight units, which range from 500-650 SF. We've sold several other moderately-sized units in the past, and we've found that they are usually the first units to sell. Here are the reasons that we've seen why buyers love our smaller units:

1. Cost- Let's face it, smaller units are less expensive. They often allow buyers to get into the most popular neighbors at a more attractive price than other, larger units. Our units also are all new with high-end finishes, which is hard to find under $400,000.00 in DC.

2. Location- Our units are in the middle of downtown DC, close to pretty much everything. Buying a unit with slightly less space but in such convenient locations is a trade-off most buyers are willing to make.

3. Piede-a-terre- Literally a "foot on the ground," often buyers who travel a lot for work like to keep a place to sleep when they're working in DC. It's less expensive in the long run than staying in a hotel.

4. Investors- Apartments generally rent based on bedrooms, not size of the unit. If you're buying a condo with the intention of one day renting it out, you'll get a better return on your money by buying a smaller, better priced unit.

5. Lifestyle- Single buyers and young couples don't need all of the space and upkeep of larger condos or houses.

New Site Up

2011-10-14T15:05:00.000-07:00

The website for Harvard Row at 1449 Harvard St NW in Columbia Heights is up and running. You can access it at HarvardRow.com. One of the coolest features on this site is the 3D model under "Tour The Homes" which allows you to scroll over the building and see the layouts for each unit. Pretty awesome. Here's a screen grab of the entry page:

Construction Progress- 2108 10th St NW

2011-10-05T15:07:00.000-07:00

Today was a highly productive one at The Thompson Condominium, our project at 2108 10th St NW. We started and mostly finished demolishing the existing house that was on the lot. The interior was gutted a few months ago (you can see that here) but we had to wait several months to demolish the rest of the house. The original plan was to only do part of the demo by hand, and then finish with the heavy machinery. However, when we started, we realized that the space was just too tight between the buildings on either side to use a large excavation machine. We ended up knocking the building down the old-fashioned way- with hammers and manpower.

The first task was to build a temporary fence with plywood. This serves two purposes- to keep the dust and debris off of the sidewalk, and to keep unauthorized people from entering the site. This was at 11 AM this morning and you can see they were moving along- the roof is already gone.

Instead of standing on the floor joists, which were resting in the brick, we set up scaffolding for safety.

The house literally came down brick by brick, knocking each one out from the top down.

Coming Soon- New Condos in Logan Circle

2011-10-02T16:49:00.000-07:00

More details will be following soon, but we're excited to announce a new Lock 7 Development condo project in Logan Circle. The building will have seven or eight one-bedroom units, and it at the corner of 12th and Rhode Island Ave. NW. The ceiling heights sore over 14 feet in several of the units, and every unit has massive windows that let in tons of natural sunlight. We'll be preserving the original pine floors, stained glass and much of the decorative trim. Here's how the building looks now:

We'll be starting construction in November 2011 and plan to deliver the units in the summer of 2012.

1449 Harvard- Construction Progress

2011-09-26T06:00:00.000-07:00

At our new project on Harvard St, we've been working hard to complete a majority of the marketing materials. The top priority was to get a splash page up at HarvardRow.com so we could start advertising the site. It's now up, and here is what it looks like:

One of the features that we added for this project was the status chart on the bottom of the page, that we can update as the construction moves along. We want to make the process more interactive, so potential buyers can really follow along as their units are completed.

Another thing you might notice from the blog is the new color of the building. We decided to go with the more bold crimson color over the original bluish-gray. Here is the color in the new rendering:

Construction Progress- 2108 10th St NW

2011-09-22T11:00:00.000-07:00

Interested buyers are constantly asking us why we haven't started construction yet on our new 4-unit building at 2108 10th St NW. It's a good question. If you've forgotten, here's what the building will one day look like:

Unfortunately, this is what it looks like now (it's twin, which we built last year, is on the left):

The reason that we haven't started construction is that we have had major delays (to the tune of almost a year) in getting our building permit from the DC government. We're very experienced builders in DC and generally like to think that we are experts in navigating the complicated process of obtaining permits. However, we met our match in something called a Raze Permit. People avoid having to get a Raze Permit by all means possible. Often times builders will even incorporate the existing structure into the new one in order to prevent having to get the Raze. The Raze is needed when you are taking down a structure entirely and starting a new one from scratch.

This is a good example of when you'd need a raze permit.

DCRA (the permitting branch of the DC Gov't) decided we needed the Raze permit in order to issue our building permit, which is fully approved pending this new Raze permit. In theory, it sounds like a good idea. However, the permit requires abandoning all the existing utilities from the site. Pepco has to come out and remove the electric, Washington Gas digs out the existing gas lines, WASA removes all water and sewer services, etc. In addition, the DC gov't sends out inspectors to make sure you don't have rodent problems, tenants living there or asbestos. In all, there are 13 agencies that have to approve the permit. Each one can take up to a month.

The good news is that we're getting close to the end of the process. We hope to have our raze permit next week, and the building permit shortly thereafter. Our plan is to start construction in mid-October and deliver the finished units in April or May of 2012. Keep checking back for more updates.

Design- Steps

2011-09-15T13:06:00.000-07:00

Although we're making good progress at 1449 Harvard, there is nothing going on that would make for particularly interesting photographs. Instead, I thought this might be a good time to showcase some pretty incredible staircases that I found at techeblog.com.

In our projects, we typically only use standard stairs or spiral steps. However, after seeing some of these creative options, we're definitely looking for ways to make ours more unique.

Installing bookcases is a great way to use the dead space along the walls.

The bottom one here does a great job of not taking up too much space or blocking any light.

This is my personal favorite.

Design- Moveable Kitchen Islands

2011-09-07T05:48:00.000-07:00

We're starting to work on the kitchen layouts for Harvard Row at 1449 Harvard. One option that has been discussed is using kitchen islands that could be moved to allow for different configurations. This is a creative use of the space because the island could be used for food preparation, and then moved out of the way to be used as a table during the meal. The most common way this is accomplished with with wheels on the island, although some people also choose to use a table that is light enough to move without wheels.

Help us decide- please vote below!

This island is very basic and could easily be used as a dining room table.

This island looks permanent, but it can actually be moved if needed.

This island is made from an old dining room table that was re-purposed.

2431 Ontario Rd- New Landscaping

2011-09-01T11:37:00.000-07:00

At The Charles, we're thrilled to have two units under contract. We still have the penthouse and the first floor available for sale, and we expect them to sell shortly. In the front of the building, now that the utility work is complete. we came back and finished the landscaping. It really looks incredible. The new boxwoods in the front planter do a great job of providing privacy for the first floor unit.

The entire area is now planted with flowers and bushes that don't need too much maintenance but provide a lot of green.

We added a small fence on the left to make the front patio more inviting.

The welding is finally complete and the small gate provides private entry for the ground level.

1449 Harvard- More Renderings

2011-09-01T11:24:00.001-07:00

We got another rendering back from our talented graphic designer. This one is of the rear view of 1449 Harvard St NW. You can also see the two roof decks- pretty awesome.

1449 Harvard St NW- Rendering

2011-08-27T07:21:00.000-07:00

Moving along at our new condo building at 1449 Harvard St NW. Right now, we're working on framing back the floor joists. Here's a sneak peak of what the building will look like once complete:

1449 Harvard St NW- Framing

2011-08-23T04:13:00.000-07:00

We have all of our attention focused on framing the building at 1449 Harvard St NW. We're also working hard to finalize the name for the building. We should have it settled by the end of this week. In the mean time, our masons and carpenters are busy getting in the new floors and repairing the old ones.

The ceiling height in the basement is great. You can see in this picture that the 8 foot tall bobcat fits with no problem.

The masons are busy repairing the brick so the floor can be attached to the wall.

After the brick is repaired, the new floors are bolted to the wall and look like the picture above. Here, a carpenter is putting joist hangers on each joist to make them sturdy.

The Charles at 2431 Ontario Rd NW- More Pics

2011-08-14T06:13:00.000-07:00

We decided to go ahead and stage Unit 2. It paid off- we received multiple offers within a few days! Pretty amazing how much staging can help show off the space. The photographer also took some new pictures of the front and rear, which is now finished.

The new cornice on the top of the building really helps tie everything together.

We added the patio furniture and the plants in the front to help "warm up" the space. The sod still isn't as green as I'd like and we may replace with a small garden if it doesn't catch.

The back looks impressive. We made the spiral stairs slightly wider than in previous projects to help make them easier to navigate with bags or groceries.

The sod back here is doing better than in the front. I like to think of this as a little touch of country living right in the middle of the city.

Unit 2 is unique because it has an area on the right side for a full dining room table.

One thing I noticed going through these images is how much great light comes through the rear glass.

The marble floor works really well with the bathroom wall color.

I love the huge island with the open layout. This theme will be continued at 1449 Harvard St.

Neighborhoods- Columbia Heights

2011-08-08T18:20:00.000-07:00

Us DC natives already all knew it, but Columbia Heights is hot. It's an exciting neighborhood with several unique restaurants, bars and shops. The New York Times just ran a feature on 11th St, calling it "Columbia Heights' Hip Strip." The link is here:

http://www.nytimes.com/slideshow/2011/02/20/travel/20110220-SURFACING.html

It's a great read and worth checking out. Our new project at 1449 Harvard is right in the center of all the action.

Demo Underway at 1449 Harvard St NW

2011-08-01T11:38:00.000-07:00

We just finished the project at 2431 Ontario Rd and without a break moved about three blocks east to our new development at 1449 Harvard St NW. Last week was the first full week, and we made a ton of progress. The new layouts are totally different than what was existing, so we are demolishing all of the existing interior walls. Also, the building has a lot of old plaster, so we're removing it in order to install all of the new insulation, electric, plumbing and HVAC.

The front of the building is unchanged and won't look much different for several months until we replace the front steps and paint the front.

Inside pretty much looks like a tornado came through the house. To the right center you can see the old chimney shaft. We took the fireplace down to reuse again in the new units.

Here's one of the old fireplaces.

In the rear, the masons worked to put back a piece of the fencing between our house and the apartment building next door.

The basement is finally starting to get cleaned out. All of the debris on the ground is shetrock that was pulled down today and put in the dumpster at the end of the day.

The Charles at 2431 Ontario- New Cornice

2011-07-27T13:15:00.000-07:00

The Charles is 99% percent finished, but the last piece was the cornice on the top front of the building. We special ordered the pieces from Fypon and they came all the way from China. The long voyage took a month longer than they quoted us, but it was worth the wait. Here's how it looked today before paint:

The paint will be black on the bottom and white on the top to match the rest of the colors on the front.

What makes this even more impressive is that it was 100 degrees today- in the shade!

One down!

2011-07-26T12:07:00.001-07:00

We've had a lot of interest at 2431 Ontario, and Unit 3 is now under contract. We just listed Unit 1 yesterday, and the other two units have only been on the market now for one week. Most of our projects sell within 2-3 weeks, so we're confident these won't be on the market for long.

In other news, we started construction yesterday at 1449 Harvard St NW in Columbia Heights. I'll post some pictures of the progress tomorrow.

2431 Ontario- Professional Pictures

2011-07-21T13:25:00.000-07:00

The photographer came by yesterday and took some amazing pictures. Here are some of the better ones.

The Charles- Grand Opening Event

2011-07-18T12:17:00.000-07:00

The Charles- Mostly done!

2011-07-18T12:14:00.000-07:00

Our first open house was Sunday afternoon and it was a huge success. We had several groups through the project, and we received two offers. Not bad! We're still finishing up the last few items at the project and will be 100% finished by the end of the week. The crew worked late all week and even over the weekend, and got the project completed just in time. The biggest transformation was the front yard, which got grass, paint and pavers on the last day. The professional photographer is coming through tomorrow, but here are a few quick ones I took today.

In a former life, two of our best masons worked for a company that only did pavers for paths and driveways. As a result, they always get creative with our pavers. I love the pattern they chose here for the front walkway.

Here is the kitchen in unit 2. This layout is really perfect because you can put stools at the island for quick meals, but there is a big space to the left for a full dining table.

Red House once again did a great job with the staging in the loft.

The biggest hit at the open house was this white tile backsplash, which is in units 1 and 3. Thanks to everyone who voted on the poll here on the blog.

This is the same kitchen from above. The darker grey counters contrast really well with the white cabinets.

The windows in the light shaft are a unique feature that really bring a lot of light into the building.

The back of the building got one more coat of paint. As dog owners, it was important for us in the design stage to have a grassy area in the back of the property.

The front area also has some grass and flowers from Old City Green.

Construction Progress- The Charles at 2431 Ontario Rd

2011-07-06T18:22:00.000-07:00

With one week to go before our first open house, everyone is working as hard as possible to get the project on Ontario Road completed. The main projects now are getting the front and rear areas complete, as well as finishing the tiles and painting inside.

Here are the 4th of July fireworks on the national Mall as seen from The Charles roof deck.

The floating vanities are installed in all of the master bathrooms. Tomorrow, the plumber will install the sink and the glass company will come to measure the mirrors.

Here is a neat little office area in Unit 3. Everything is finished here and the floors will be stained on Monday of next week.

The marble tile is complete in the penthouse powder room. It just needs to be grouted.

The rails were installed yesterday in the loft. It's amazing on a sunny day how much light comes in from the skylights.

In the back, the masons helped out by loading dirt onto the truck. This will be a grassy patio by the end of next week.

One of the biggest transformations has been the front patio, which used to be a large hill. In the picture, they had just applied the mortar mix below the windows. It was then smoothed out and painted to match the rest of the building.

Construction Progress- The Charles at 2431 Ontario Road

2011-07-05T14:09:00.000-07:00

We worked through the weekend and we're shooting to have our first open house on Sunday, July 17th. The front scaffolding came down and looks incredible. The cornice hasn't arrived yet for the top area, but it looks great, even without it installed yet.

Construction Progress- The Charles at 2431 Ontario Rd

2011-06-27T19:00:00.000-07:00

Thanks to everyone who voted in our poll to help choose the backsplash. We listened to the feedback and decided to do two kitchens with the white mosaic, and two kitchens with the grey glass.

The work is moving along nicely at The Charles. We're shooting to finish by the second weekend in July, and it's going to be close. We have all of our subcontractors working overtime to try to make this goal a reality. People have already started to tour the units and demand is strong.

One of the biggest projects underway is the bathroom tile. Our best tile installer flew all the way back to DC from Trinidad to finish the 9 bathrooms here. Pretty impressive.

We used a new waterproofing system behind the tile called Kerdi. It's much lighter and easier to work with than the normal cement board.

The kitchen cabinets upstairs are installed and look awesome.

Jaye from Red House Staging came over to help us choose paint colors. The three on the far left are for the exterior doors in the hallway. The top three are bathroom options, and the rest are for the bedrooms.

The spiral steps to the roof deck are installed and look sharp.

The roof deck is finished and impressive. Definitely the best place to watch fireworks this 4th of July.

Today, we sorted all the marble tile. The ones on the bottom had defects so we're exchanging them for new ones.

Carlos, the floor installer, came today to install the edging on the mezzanine level. Tomorrow, his full crew will come to lay the floor.

Construction Progress- The Charles at 2431 Ontario Rd

2011-06-20T18:22:00.000-07:00

With everyone focusing on getting The Charles ready to sell, we've been working behind the scenes to make sure we have all the right tools to keep growing. One thing we were lacking was a dependable dump truck. Today, we went and bought a new one for the company. New logos with Lock 7 Development on the doors will be coming soon.

Construction Progress- The Charles at 2431 Ontario Rd NW

2011-06-16T05:15:00.000-07:00

We're moving along rapidly at Ontario Road. The sheetrock is done and the painters are priming the interior walls. We started installing the soundproofing on the floors and should be putting in hardwoods at this time next week.

Here is the current condition of the unit on the third floor. It has a central island in the kitchen.

The siding on the wall of the loft is finished and ready for paint.

The welder works here on the final spiral up to the roof deck. The sun has been so intense that the carpenters made a makeshift tent to block the sun when they were working on the roof.

Design- Backsplashes

2011-06-09T13:04:00.000-07:00

We're ordering the backsplash tile for The Charles and we'd love to hear some feedback on a few options. The cabinets and counters will be identical to those from The Thompson Flats, which is pictured below:

We loved the grey tile for the backsplash, which is pictured above, but we're also considering trying something new for some variety. Here is the grey from the picture above:

Here is Option #2, which is a white mosaic:

Which would you prefer if you were designing this kitchen? Let us know!

Construction Progress- The Charles at 2431 Ontario Rd

2011-06-08T07:31:00.000-07:00

We're rolling at The Charles. The weather has been perfect, so everything is moving according to plan. The sheetrock guys are working inside, and the carpenters and masons are working on the exterior work. We plan to start priming the interior walls and installing the bathroom tile as soon as next week.

The roof deck is progressing nicely. The carpenters were almost finished with the joists when I left this morning.

Inside, the sheetrock is almost completely hung.

We kept a small joint between the wall and ceiling pieces of drywall and filled the gap with acoustical sealant to help with soundproofing.

Construction Progress- The Charles at 2431 Ontario Rd NW

2011-06-05T10:47:00.000-07:00

This week we got all of the little things completed inside so we put up the sheetrock starting tomorrow. We obtained all of our close-in inspections on Thursday and Friday, so we've been given the OK to proceed with drywall. It should take about 5-7 days to finish all of the drywall. During this time, we're going to work on all of the exterior work. This includes repairing the front brick, finishing the rear and roof decks, completing the retaining walls in the front, and painting the side block walls. Lots to do.

The supply company came friday with the boom truck to bring all of the drywall into the building. It was 550 sheets, which are each four feet tall by twelve feet wide. Way to heavy to bring in by hand.

The front area is really shaping up. On the left, you can see the trench where the footer will go to support the side retaining wall.

Inside, we finished the insulation. We had a lot of bulkheads to finish before tomorrow, like this one around the ducts in the penthouse.

The roof membrane on the rear deck on the top level is finished and ready for decking. Luckily it's not supposed to rain all week.

Here is the closeup of the existing cornice. It's in bad shape. I'm meeting tomorrow with our supplier to order the parts for the new cornice.

Construction Progress- The Charles at 2431 Ontario Rd

2011-05-26T11:38:00.000-07:00

Lots of great things going on at The Charles project. We should be starting with the sheetrock at the end of next week, and then aiming to finish the project by the very beginning of July. The weather has been great all week, which has been fortunate because we still have a ton of things to finish outside.

The ceiling height is awesome in the two-level penthouse unit.

The electricians have been working all week to finish the wiring. The HVAC work is all finished.

The railing on the decks is mostly complete and the welder is coming tomorrow to start the spiral steps. These are easily the biggest decks we've built- over 160 SF each.

Camillo was working on the pickets.

The building is about halfway primed with the exterior paint. You can see on the left side where the painting is not completed.

In the front of the building, the retaining walls are progressing nicely.

Neighborhoods- Adams Morgan News

2011-05-23T18:12:00.000-07:00

As our work at The Charles gets closer to completion, so does the progress at several new restaurants in the neighborhood. Here are a few of the places that are set to open in the next few months.

1. The Jack Rose (2007 18th St NW)

The Jack Rose is a new bar from the owner of Bourbon, which has locations in Adams Morgan and Glover Park. The concept of the bar is basically a mix between a high end restaurant with small plates and a cocktail bar. The restaurant should be opening in the next few weeks.

The building used to house a boxing gym.

The huge new rooftop bar looks to be one of the biggest in the city. (photos courtesy Princeofpetworth.com)

2. Mellow Mushroom (2436 18th St NW)

Mellow Mushroom is a highly-popular pizza chain in the Southeastern US that is set to open their first franchise in DC this summer. I went to school in Atlanta and I can promise you that Mellow Mushroom has some of the best pizza I've ever eaten. The new DC location takes over the spot where 18th and Red, a bar, operated for the last three years.

The crust has a butter and parmesan cheese topping, which is incredible. (photo courtesy metromix.com)

3. Mintwood Place (1813 Columbia Road NW)

This is a new restaurant from the people behind Perry's, which is located right above this new space. The restaurant will be upscale American and will be a welcome addition to a block of stores that already has two other great places to eat in Perry's and Cashion's.

Here is the new location. Perry's, upstairs, has one of the best happy hour specials in the city- two appetizers and a cocktail for $20. (photo courtesy princeofpetworth.com)

Construction Progress- The Charles at 2431 Ontario Rd NW

2011-05-16T12:23:00.000-07:00

Our final settlement is tomorrow at The Gracie (three of the units have sold), which is exciting. We're fully focused on getting The Charles finished because we have two large projects on the horizon (1449 Harvard and 2108 10th). We ran into a delay with our permit at 10th St, but we plan on getting back under construction in the next few weeks.

The biggest undertaking at The Charles over the last week has been getting the roof finished. We have rain in the forecast for pretty much every day this week, so it's crucial to get the building sealed up. Fortunately, the roof was fully framed by this afternoon and the roofers were there to get it covered before it starts raining again tonight. The doors are coming in later this week and the windows next week.

The front deck was demolished and the dirt excavated at the end of last week. We're working now on the new water service so we can rebuild the retaining walls around the front areaway.

The roofers rolled out the underlayment earlier today on the rear part of the roof. This is always a good sign because the underlayment itself is water resistant so it will protect the building if it starts pouring.

The front of the roof was framed earlier today, and they were installing the plywood decking when I left around 2 PM. There are 4 large skylights- you can see two of them here if you look closely.

In the back of the building, Camillo and Aaron installed the ledger boards for the deck.

This was a neat project that a mason was finishing in the light well. The old brick wall where the building used to stop is on the bottom right, and the new addition is the block on the left.

In order to make it match, Atonio was using mortar mix to smooth out the wall and then draw lines to match the block. When it's painted, it will look identical. Pretty neat, right?

Construction Progress- The Charles at 2431 Ontario Rd NW

2011-05-09T11:25:00.000-07:00

Things are looking great at The Charles. We almost have the roof framed up, which will be a big milestone. It should be finished by the end of this week. Once that is done, we can start the HVAC and electrical work, which will only take a few days. After that, we'll soundproof and install the patio doors, and then insulate and sheetrock. The big projects underway right now are finishing the block on the top of the party walls and getting the front and rear patios completed.

The concrete came at 10 AM this morning and the crew built a chute to get it down into the rear patio.

The concrete tends to stick to the wood, so the workers spread out and used shovels to move it along down into the steps.

Cesar waited at the bottom and made sure the right amount of concrete got into each step opening.

After the concrete set for about an hour, the workers used trowels to get the top smooth and remove any excess concrete.

By about 1 PM, both sets of steps and the footer for the spiral steps were complete.

This is what the view from the loft looks like. You can see the Washington Monument on the left side. It looks blurry with my lens, but in real life the view is incredible.

The mezzanine block walls are up and the framers were putting in the side walls today so they can start setting the roof joists tomorrow.

Tomorrow, the excavator returns to dig out the dirt in the front of the building. This retaining wall is failed- it has several cracks and bulges- so we're going to take it down and rebuild with a new, strong one.

Design- White Kitchen Cabinets

2011-05-04T05:03:00.000-07:00

We're about to order the kitchen cabinets for 2431 Ontario Road NW and we're leaning towards white kitchen cabinets. The dark ones looked amazing at our last project, but we are going to stain the floors dark here and we like the contrast between dark floors and white cabinets. We're looking at two different styles. The first option is the glossy white that we used at the Thompson Flats. These were highly popular and have held up well. However, it's always fun to try something new, so we're considering doing a shaker-style door. Here are some images of white shaker doors:

I think this kitchen is particularly well done because it's a great mix of modern and traditional. The glass uppers and the crown molding are traditional, but the darker floors and black granite are more modern. I also like the subway tile backsplash.

This kitchen is more traditional. It has the inset doors (same as we used at The Twelve Twenty-One Condominiums) and the baseboard "feet".

I included this one because it is the most modern of the three. The glass backsplash adds a ton of color. Also, I love the bookshelf on the end. Definitely will incorporate this into the project if we choose these cabinets.

Construction Progress- The Charles at 2431 Ontario Rd

2011-04-27T19:09:00.000-07:00

This week is a big one for The Charles project because we "popped the top" and went up with the additional level for the penthouse unit. The framing isn't quite complete, but it's close, and you can get a much better idea of the height of the building from the street. In other progress, the rear wall of the building is nearly complete and we should be starting on the rear steps and decking in the next week.

The front is actually only slightly higher than the neighboring houses.

From this angle, it's hard to even tell that we added an entire floor.

Upstairs, the floor is in for the mezzanine, but no walls yet. The masons are working on the block and hopefully will be done with the side walls by the end of the week.

1449 Harvard St NW- Coming Soon!

2011-04-22T13:31:00.001-07:00

We're very excited to announce our newest project, which is a large condo conversion project in Columbia Heights. The existing house at 1449 Harvard St NW is a stunning huge victorian with a certificate of occupancy for six units. We plan on building 6 or more two bedroom, two bath units. The top level units will have a mezzanine level and rooftop decks. Check back often as our plans develop.

The house has tons of curb appeal already.

One of the best features of the house is all of the original fireplaces, which will be reused in the new condos.

There is an existing roof deck with views of the Washington Monument. This will be the best spot in the city for the fireworks.

Construction Progress- The Charles at 2431 Ontario Rd

2011-04-20T12:09:00.000-07:00

We're working hard to get the project on Ontario Road completed before the end of June, and we're making great progress. The building is close to being topped out. We're currently finishing the block work and trying to get all of the framing finished in the next two weeks.

The plumbing is roughed-in in the bottom three units.

The masons shifted their focus today from the roof to the back wall in order to give the framers time to put in the next set of floor joists.

All that's left to go on the top of the building is the mezzanine part of the top unit. Plus the roof deck.

The back is all retained and the two parking spots are leveled off at the top. We're going to pour the concrete and build the steps at the beginning of next month.

Upstairs, the framers were installing the final set of floor joists.

The space above these guys is actually the floor of the outdoor terrace off the mezzanine. The LVL in the background is for the base of the spiral steps to access the roof deck.

Construction Progress- The Charles at 2431 Ontario Rd

2011-04-13T04:56:00.000-07:00

The weather has turned rainy over the last few days so we've only been able to work inside of the project on Ontario Road. Fortunately, there's a ton to do, so this isn't the end of the world. One of my favorite projects is re-pointing the interior brick.

We spent a lot of time trying to match the original color. The bottom one was too light and the middle one too brown. We mixed them to get the top color.

The work moved rapidly with five guys on one wall.

By the end of the day, the wall inside the unit to the left was completely finished.

Neighborhoods- U St Corridor

2011-04-10T10:10:00.000-07:00

Our new condo development at 2108 10th St NW is in the U St Corridor neighborhood, which is one of the most vibrant areas in DC. The area was devastated in the riots in the late 1960's, but has seen a huge amount of new development in the last decade. Although the area has lot of shopping, the food in the neighborhood is incredible! Here are some of the best bets for eating on and around U St NW.

1. Chix (2019 11th St NW)

Chicken with two sides at Chix. Photo curtsey of Washingtonian.com.

Chix is a small rotisserie chicken restaurant with organic, healthy chicken and sides. I especially enjoy the roasted sweet potatoes, which you can see in the picture above. They have a few tables upstairs but they primarily do a lot of carry-out.

2. The Greek Spot (2017 11th St NW)

The Greek Spot has some of the best take-out in the city. Photo curtesy of metromix.com.

The Greek spot is a tiny carry-out restaurant directly next to Chix. It only has two tables outside, so you're probably going to want to take the food home with you and eat it there. They have highly authentic greek food that is very reasonably priced. Our HVAC installer- Gus- is Greek and swears by this place.

3. Marvin (2007 14th St NW)

Roof deck at Marvin courtesy Washingtonian

The roof deck at Marvin is the one of the best places in DC to get a drink in the summer. Downstairs, I'd recommend getting the chicken and waffles or the steak frites.

4. Vinoteca (1940 11th St NW)

The bocce court at Vinoteca is a hidden gem. Photo curtesy Washington City Paper.

Vinoteca is a solid wine bar that serves a large menu of tasty tapas dishes. It's a great place to go before a big dinner or for happy hour. However, the reason I like coming here is the for the rear patio with it's own bocce court. There are only 3-4 courts in the entire city, and this is the only one next to an amazing outdoor bar.

Construction Progress- 2108 10th St NW

2011-04-05T17:48:00.000-07:00

We settled last week on our next project at 2108 10th St NW, and today we started demo. The house is tiny so the demo should be finished by the end of the week. Unfortunately, we don't have a final building permit yet, so it will probably be a while before we actually get fully underway.

This is a little premature because this rendering is only a rough draft, but here's a good idea of what the building will look like once complete.

As of today, however, it looks like this.

Inside, the steps are in the middle of the house. Not sure why anyone ever thought that this was a good use of space.

Trevor has been with us for over 4 years. He's a skilled painter but will help out wherever needed when there is no painting underway.

Today Trevor was gutting out the rear bedroom. It's strange because the rest of the house was new framing with sheetrock and insulation. Only the rear room was plaster.

From the rear, you can see the Thompson Flats that we built last year right next door. 2108 10th St will soon look identical.

Construction Progress- The Charles at 2431 Ontario Rd

2011-03-29T12:35:00.000-07:00

We've had some great weather and with a lot of manpower, this project is moving along rapidly. The framing is mostly complete on the first two units, and we'll start framing the third unit tomorrow. In the mean time, the masons have gone up another level and we're ready to put in the floor joists of unit 4.

Here you can see the three units that are pretty much up.

The basement unit is framed and ready for plumbing.

The front of the building looks untouched, but if you look closely you can see light through the top two windows.

That's because the roof is removed. It was in a huge pile this morning until the dumpster came after lunch.

The framing on the first floor looks great. Here louis frames a transom above the bedroom door.

Construction Progress- The Charles at 2431 Ontario Rd NW

2011-03-23T14:48:00.000-07:00

With The Gracie around the corner 100% complete and two units already under contract, we have turned our full focus to finishing The Charles project on Ontario Rd. The timing is great too because it's starting to warm up, which makes it much easier to work in a building with no heat or rear windows.

We have three floors of joists complete and we're starting to frame the interior walls tomorrow.

The big walls are done and now we are building the small retaining walls in the back for a terrace level below the parking.

Most of today was spent moving stuff out of the building to get ready to frame tomorrow.

Because we are unable to lay the block from the outside, the engineer designed a special angle iron to tie the block into the floor framing.

There's a pretty cool bridge in the back to get over the rear areaway. This is temporary until we build the steps/decks.

The small court is finished and ready for windows.

Most of the interior brick is grinded out and ready to repoint. We've learned to do this early in the project because the dust goes everywhere.

We donated the shrubs in the front to a neighbor to replant. Eventually we'll dig out this area to allow access to the basement unit.

Construction Progress- The Gracie at 1470 Chapin Rd

2011-03-16T13:41:00.000-07:00

Done! Well, 99.9%. The stagers finished their design on monday and the photographer came through yesterday. Her pictures are incredible! She does a great job of capturing all of the natural light in these units. All that's left to do at the project is clean (again), finish the front railings and pour the concrete for the small walkway between the parking and the back of the building. Can't wait to get feedback from our first open house this Sunday from 1-4.

The front is pretty much all done. The front handrail when in just after we took this picture.

The bedrooms have so much light from the huge patio doors.

The penthouse kitchen looks like something straight out of a design magazine.

The steps worked out perfectly.

The stagers did a great job with the layout here.

This is the picture that we chose for the cover of all the marketing materials.

We staged the loft as a bedroom but it could also be used as an office or entertaining space.

The rooftop deck needs one more coat of stain.

Here is the dining area in unit 3.

The exposed brick looks great with the floor color.

More great entertaining space.

Here's the view over the island.

Construction Progress- The Gracie at 1470 Chapin Rd

2011-03-12T09:17:00.001-08:00

We have all of the hard work done at The Gracie and now it's just a matter of getting all the small items completed. The cleaning crew is working as we speak, and the stagers are coming tomorrow and Tuesday to stage units 3 and 4. The floor crew worked late last night and finished the top three units. All that's left is to sand and stain the floor in unit 1, which will be completed this afternoon.

We finally have a few days with no rain, so Trevor was able to finish painting the front steps. The railing will be installed before Tuesday.

Here is unit 1. It's 99% done, but the microwave needs to be hung on the right side wall.

The carpet guy came last night and installed the carpet after everyone else had gone home for the day.

The top unit is also pretty much done. They were installing the hood fan this morning when I left.

The floor crew finished these steps last night.

The parking spots are finished, as well as the little nook on the right for the trash cans. We need to install the sod in the back area before Tuesday.

Louis worked this morning to finish grouting the backsplash.

All of the bedrooms have Elfa storage systems from the Container Store.

The stain is almost finished on the rear deck. It would have been finished earlier but the deck has been wet from all the rain.

Construction Progress- The Charles at 2431 Ontario Rd

2011-03-12T09:05:00.000-08:00

We haven't posted many pictures of our condo project at 2431 Ontario Road because the work so far has mostly been digging and pouring concrete, which are not very exciting. However, the foundation is complete and now the real construction can really begin. This morning, the masons were completing the walls around the rear areaway, and our framers started framing the walls for the first floor. It's really incredible how big these units will be- almost 1200 SF with 10 Ft ceilings. Awesome.

Here the carpenters are tilting up the wall for the north side of the first floor. In an ideal world, you would frame the inside first and then put up the brick or block on the outside. However, when you build in the city, you can't do this without working from the neighbors' yard, which is often impossible. In order to get around this, we build the brick or block first, and then come back and frame the inside walls.

It's been time consuming, but the rear patio for the ground level unit is nearly complete.

Construction Progress- The Gracie at 1470 Chapin Rd

2011-03-07T14:34:00.000-08:00

We're into the final week of construction at The Gracie. The cleaning crew is coming this weekend, so we're on the clock to finish in the next few days. The marble countertops went in over the weekend, and now it's just a matter of finishing all the small details.

The concrete came early in the morning.

By mid-day it started to look like a parking pad.

In the front, the bricks are finished and the retaining walls are primed and ready for finish paint.

The penthouse looks awesome. The rails are completed and the floor crew worked today to sand and stain the floors.

The first floor kitchen has all of the hardware already installed. It looks great.

Construction Progress- The Gracie at 1470 Chapin Rd

2011-03-01T17:44:00.000-08:00

We're heading for the final push at The Gracie. The marble counters are going in on Saturday, so next week will be the last week of construction. We just past the five month mark on the 22nd, so we're doing great on our timeline.

In the rear, the deck handrails are almost finished. Just the top deck remains, and then we'll start staining the wood.

The scaffolding came down. The new door arrived and will be installed by the end of the week.

Here is the kitchen on the first floor.

This is the same kitchen, but this picture does a better job of showing the dark coloring of the cabinets.

The penthouse kitchen is also complete.

The electricians came today and started installing the recessed light housings. They finished 3 of the 4 units today.

Construction Progress- The Charles at 2431 Ontario Rd

2011-02-26T12:32:00.000-08:00

We're wrapping up our other condo building at 1470 Chapin Rd NW, so it's time to really get moving at 2431 Ontario Rd. The foundation work is complete and now we're starting to frame the floors. On Tuesday, the masons will begin building up the walls on both sides.

Ledger, joists and LVL in one day. Not bad!

Construction Progress- The Gracie at 1470 Chapin Rd

2011-02-21T08:26:00.000-08:00

We're on track to finish 1470 Chapin Rd during the first week in March. There's a lot going pretty much everywhere at the project. Here are the current tasks:

In the back yard, the masons finished the retaining wall around the ground floor patio, and finished casting the posts in concrete.

Here's what the patio looks like now that the dirt has been graded back up against the retaining wall.

This morning, the crew worked to get the concrete footer poured for the new spiral steps .

Inside, the welder came over the weekend to install the inside rails in the top unit.

We have so much painting to finish that there are two separate crews working in the building. One crew is finishing units 1 and 4 and the other is working in units 2 and 3.

The bedrooms are finished.

Construction Progress- The Charles at 2431 Ontario Rd

2011-02-21T08:12:00.000-08:00

We're almost past the most challenging part of the construction at 2431 Ontario Rd, which is the excavation and foundation work. We have both of the foundation walls complete, as well as the plumbing in the basement. Today, we're filling the basement with washed stone so we can pour the concrete slab on Wednesday (it's supposed to snow tomorrow). Filling the basement is a bit of a production, but here is the process:

The excavator comes in the morning with a dump truck full of gravel. He dumps it at the top of the hill, right off the alley. Then, he uses the machine to dump it down into the hole.

The backyard is a large hill, so he dumps the gravel at the top and it slides down into the hole. It ends up in a big pile in the back. Then, the workers use wheelbarrows to spread the gravel over rest of the basement.

After he dumps the gravel, he uses the machine to fill up the truck with dirt. He then leaves with the dirt to unload it at the dump, fills up with gravel and then returns to repeat all over again.

Construction Progress- The Gracie

2011-02-14T12:57:00.000-08:00

Things are looking great at the project at 1470 Chapin St NW and we're almost finished. We are pushing hard to finish up before the first week of March.

Over the weekend, the painters finished painting the front of the building. It came out even better than we had hoped. It's hard to tell in the picture, but the paint is actually a very light tan color.

The small slate roof in the front is also done. We're aiming to take down the scaffolding over the next few days.

Upstairs, the workers installed the Homasote 440 Soundbarrier underneath the hardwood floors. The Homasote is effective in deadening the sound between the units.

Today, the floor installers began laying the hardwood floors. We let them sit for about a week in the project to acclimate to the temperature and humidity inside the building.

The tile is 99% complete. The only thing left to do is put in the edge pieces around the shower area.

In the back, the concrete workers made forms for the deck posts.

Here's what the holes look like for the posts before they set the form.

Construction Progress- 2431 Ontario Rd

2011-02-07T17:22:00.000-08:00

The Charles Condos at 2431 Ontario Rd NW are finally starting to take shape. We have both rear walls of the foundation complete. The plan for the rest of the week is to remove more dirt and then start on the plumbing in the basement. We want to give the concrete a few more days to harden, and then we'll backfill them with gravel.

Today the pump truck came to get the concrete into the forms on the north wall. This is normally done by hand but the wall is so tall and the dirt hill so steep that we needed the truck.

The concrete shoots out of the truck with a lot of force so someone has to hold the other side to make sure the concrete ends up in the form.

At the end of last week, the foundation contractors finished the wall along the south property line. We decided to go with a 12 Ft wall so it would be above grade.

Construction Progress- The Gracie

2011-02-01T14:11:00.000-08:00

With the drywall completed at The Gracie, we're working hard to get the project finished and on the market in the next 4-6 weeks. One of the biggest projects is to finish all of the concrete and masonry so these workers can head over to The Charles at 2431 Ontario Road and start blocking up the new addition.

Inside, the masons finished repointing all the interior brick. We had considered leaving the old mortar for a more rustic look, but there were just too many places in the wall that needed repair. I think the new joints are a big improvement.

Most of the trim is finished on the first two floors. We added the plinth blocks at the bottom of the doors to get a more finished look.

Here is the new interior door casing. We went with a trim that fit in well with the original Victorian style of the house.

This is the finished window casings.

Here, the tile installers worked to put in the subway tile in the hall bath on the first floor. They move quickly- I took this picture and then returned five minutes later and they had already finished the wall, as you can see below.

Almost done with this bathroom.

The Gracie- Drywall Finished

2011-01-25T14:44:00.000-08:00

The drywall is all hung and almost entirely sanded at The Gracie. Tomorrow, the interior doors will come for the bottom two units, which will be a big milestone (interior doors and trim). We're taking advantage of the relatively nice weather (almost 30 degrees!) to finish a lot of the exterior work.

In the front, the masons are repointing the brick and installing the new brick at the new top level balcony.

In the rear yard, two carpenters worked to install the new decks. The support posts here are only temporary until we cast the new large ones later this week.

This is the first picture where you can sort of make out the layout of the top unit. That patio door is just resting there- that's the kitchen. Also, that rail is for the exterior but it was temporarily placed on the balcony to prevent anyone from falling over.

The water service contractors returned to run the new sewer line to the alley. Roger supervised the digging.

The basement is all sanded and ready for priming and trim, which we'll start tomorrow.

Construction Progress- The Charles

2011-01-20T15:00:00.000-08:00

The condo project at 2431 Ontario Road is steadily progressing. The underpinning in the basement finished today, and tomorrow they'll start forming up the rear walls. We hope to have the foundation finished by the end of the week next week. That timing will be ideal because all of the masons should be finished at The Gracie project and can come build the rear walls here.

Here's one of the concrete workers setting one of the forms. The line on the brick wall shows the old height of the basement, and where he's standing is the new height. We dug down about three feet because a foot will be under the new slab, and then we'll finish with a ceiling height of almost 9 feet.

The guys poured the floor sections in five different pours so it was never fully excavated at one time.

Construction Progress- The Gracie

2011-01-20T14:36:00.000-08:00

The Gracie project is moving forward rapidly, even ahead of schedule. We've been slowed down by the weather, but for the most part no major delays. Last year we lost almost two weeks of work with all the snow, so it's nice to be able to work without interruption. This week, the sheetrock guys are working in the house and the brick guys are repointing the brick in the front of the building. Tomorrow, we're going to start on the rear decks.

We moved the scaffolding from the rear to the front. Today, our excavator came with the Bobcat to remove all of the dirt and bricks from the rear so we can start on the decks.

Here's the first floor kitchen. Pretty amazing how fast the sheetrock goes up.

Here's the third floor kitchen and living room. The exposed brick was cleaned but still needs some repointing.

This is the basement before cleaning. It looks like a hurricane came through.

New Appliances

2011-01-17T17:51:00.000-08:00

We ordered Kitchenaid appliances for the condos at 1470 Chapin St NW, and we're excited about giving them a try. The Architect 2 series gets outstanding reviews, and they look really sharp. Buyers were asking for them, so we decided to try them out. Here are the products we selected:

Construction Progress- The Gracie

2011-01-10T18:33:00.000-08:00

Even though it's freezing outside, we're still getting a ton of good work done at our condo project in Columbia Heights. It's so cold that if the masons don't keep a massive heater within 2 feet of their mortar fix it instantly freezes solid. That's pretty cold. Fortunately, the building is insulated now and most of the windows are installed so it's not so bad inside.

The back of the building has been fully painted and most of the windows are installed. Once the sheetrock crew is working inside next week, we'll start on the rear decks.

Amazingly, the masons are still installing more blocks on the roof for the parapet walls.

The roofers worked today to install the new roof membrane.

Here's the view of the loft in the top unit.

From the roof, there's an incredible view of the Washington Monument to the south.

To the east, you can see the convention center and the Capital.

Inside, we used a special cleaner on the exposed brick.

Neighborhoods- Adams Morgan

2011-01-09T11:22:00.000-08:00

The Charles Condos are located at 2431 Ontario Rd NW in Adams Morgan. I lived for several years right around the corner on Mintwood Place, so this area is near and dear to my heart. It's an exciting place to live not only because it has so many bars and restaurants, but also because it's so close to everything. From Ontario Rd., you're a 10 minute walk from people-watching in Dupont Circle, the Zoo in Woodley Park and shopping in Columbia Heights. Here are some favorite neighborhood spots:

1. The Diner (2453 18th St NW)


The Diner has a massive menu with large portions, and it's open 24 hrs. What more could you possibly want? Photo curtesy of stationstart.com

The Diner is a restaurant on 18th St that has excellent food and a fun atmosphere. It serves everything you'd expect at a diner- like breakfast all day and hamburgers- but they also surprise you with dishes like salmon with mango salsa. Another good bet here is a pressed sandwich, like a cuban or a croque madam.

2. Tryst (2459 18th St NW)

Tryst is a unique establishment that is hard to define. Photo courtesy of about.com

Tryst is a little bit of everything- restaurant, coffeeshop, bar and meeting space. Whatever it is, it works. This place is packed at almost every hour of the day with people meeting friends, meeting for work or just relaxing with a book. There have a variety of comfortable couches, large tables and normal tables for whatever it is you've come here to accomplish. I enjoy coming here for a large cup of tea- which comes in a french press- and a homemade muffin.

3.So's Your Mom (1831 Columbia Road NW)


This is how a real pastrami sandwich should look and taste. Photo courtesy of iflipforfood,com

So's Your Mom is the best authentic Jewish deli in DC. They serve only top quality Boar's Head meats, H and H bagels and make all of their own tuna, chicken and liver salads. My favorite sandwich here is the "half and half"- half pastrami and half corned beef on toasted rye with mustard and muenster cheese.

4. Pasta Mia (1790 Columbia Rd NW)

Pasta Mia is for serious pasta fans. Photo courtesy examiner.com

It's small and easy to miss, but Pasta Mia is worth the search. It's a tiny restaurant that almost always has a wait and opens and closes pretty much whenever they feel like it. However, people still line up here every night and often wait over an hour to try the homemade gnocchi, rigatoni and spaghetti. I'd recommend coming hungry because the portions are enormous.

5. Bourbon (2321 18th St NW)

Even if you don't drink bourbon, Bourbon the bar is a great place to grab a drink with a friend. Photo courtesy dc.metblogs.com

Adams Morgan is famous for the nightlife, so this list wouldn't be complete without at least one bar. Bourbon is a great bet because it has an incredible selection of bourbon, great food, and a down-to-earth vibe. On a crowded night, it doesn't feel cramped because they have a second level for private parties and a hidden outdoor patio (shh...keep it a secret). If you eat here, don't pass up the peanut butter pie for dessert- it's homemade and incredible.

6. Harris Teeter (1631 Kalorama Rd NW)


The Harris Teeter is large, well-stocked and clean. Photo courtesy of dcist.com

The Harris Teeter is only a block away from The Charles, which will be a huge benefit for the new residents. This grocery store opened just three years ago in a building that used to be an ice rink. Even though I now live on the other side of town, I still drive out of my way to do my shopping here. The prices are good, the produce is fresh and the store has a great layout. If for some reason you have loyalty to another store, you're in luck because there is a Safeway a block away and a Giant about four blocks away in Columbia Heights.

2108 10th St- Coming Soon!

2011-01-06T18:05:00.000-08:00

We're pleased to announce our next project, which will be at 2108 10th St NW. It's the property directly adjacent to our last project, The Thompson Flats. The new building will be a mirror image of that project. When completed, the two buildings will look like one building. We plan on breaking ground in April of this year and should be finished (if all goes according to plan) by October.

Here's the house. It's a small 2 BR/2 BA house that is slightly set back from the street.

Even though it looks smaller, the lot is actually the exact same size as the property next door. Also, there is currently a small walkway, which will be removed.

Construction Progress- The Charles

2011-01-03T08:39:00.001-08:00

We finally obtained all of our permits for the excavation at 2431 Ontario Rd NW before New Year's, and we're now working hard to get caught up. The rear of the yard has a pretty incredible amount of dirt to take out.

Construction Update- The Gracie

2010-12-19T07:34:00.000-08:00

With the holidays coming up and a lot of our workers traveling to be with family, we've decided to hold off on the excavation at our other project at 2431 Ontario Rd. This allows us to focus fully on making big progress at The Gracie. Our goal was originally to get the sheetrock up before the new year, but now it looks more like we'll do it in the first week of January, which is still great. The HVAC, electric and plumbing are totally done on the first three floors, and now everyone just has to come back for the penthouse once the framing is complete. The final two pieces will be the sprinklers- which only take a day or so- and the soundproofing, which we're doing now.

The brickwork is done around the new front balcony. It's really starting to look like the rendering, which is exciting.

In the basement, the carpenters worked friday to install the resilient channels for soundproofing. The drywall gets attached to the metal channels on the ceilings instead of the joists, which prevents the sound from traveling between units.

I liked this picture because it shows how we like to go one step further than our competitors. In the basement bathroom, we installed copper plumbing along the exterior wall because it resists freezing better than PVC.

In the basement, other carpenters are building the bulkheads beneath the new ductwork. We used metal studs so we could gain an extra inch and a half of ceiling height over using wood framing.

Design- Dark Kitchen Cabinets

2010-12-15T18:20:00.000-08:00

Dark kitchen cabinets are becoming very popular in the DC area. Part of the draw of them is that they give you the ability to provide a lot of contrast between the cabinets and the flooring, countertops and backsplash. We like to do dark cabinets when we have a big kitchen space with a lot of light. Here are some of the better uses of dark kitchens that I've found:

This designer did a good job on creating a lot of constrast between the light maple floors and the dark espresso cabinets.

This is a very simple kitchen design but has a lot of thoughtful details. The shelves on the side of the island are useful and the space in the middle of the island is convenient for pushing in stools.

This is a good example of a kitchen that looks great in a magazine but would be hard to maintain in real life. Not having upper cabinets means you have to be extremely organized with your dishes.

Construction Update- The Gracie

2010-12-12T17:32:00.000-08:00

Lots going on at The Gracie project at 1470 Chapin St NW. We're almost done with framing out the roof, which will be a big relief because the weather is starting to get wintery and we might get snow at the end of this week.

The water service contractor cut the street to run the new pipes for the water and sewer service. We have to upgrade the size of the line at every condo project because of the increased demand.

The masons started repairing the brick in the front and building the walls of the new front balcony. The new brick is the same size as the original, although the color is much darker. This won't matter, though, once we paint the building.

This is the penthouse unit before the carpenters started working on the roof. It's really, really cold outside.