Archive for the ‘construction management’ category

Current Project 310 Marlborough Street

September 11th, 2015

Boston’s Back Bay

310 Marlborough St,  formerly a multi-family home with approximately 4,704 square feet, built in 1899. The average list price for Back Bay today is $2,429,400. This is one sought after neighborhood in Boston, ranking as Boston’s Luxury Properties. The panoramic views and exceptional location in the trendy and sophisticated Boston’s Back Bay make residences on Marlborough Street one of the most desirable.

What was once a 7 unit brownstone is under renovation into a single family of four. It’s getting a total overhaul. In this five story frame, we’re reframing all the walls, leveling the floors, new insulation, new lighting and new wiring throughout. We’re implementing new heating, new plumbing, new fire sprinkler system independent of the plumbing system, and new electric. A three-phase electrical is in for the new elevator and electric heat pumps; requiring a new tie-in at the street. Rock wool insulation is going into the entire place; ceiling, walls, stairs, floors. Rock wool insulation is safer, having no formaldehyde, makes it more green, eco-friendly and resistant to fires. In addition to the rock wool insulation, we are installing polyicynene closed cell spray foam at the top floor ceiling and roof and at the front mansard roof; an energy efficient rating of R38.

We are renovating 5 fireplaces with choice of stone, marble and wood, gracing the garden level, the master bedroom, the music room, second floor, and dining room.

Garden Level

Current Project 310 Marlborough - Front and Back Entrances - Connaughton Construction

Garden Level – Radiant Floor Heating Back Garden

At garden level we have a bedroom, bath, storage, 2 large closets, a wet bar, family room with a fireplace, an entrance at the front and back.

Back Entrance (left image) the outside Back Entrance Parking court will have a heated brick driveway versed with an electric radiant floor heating system automatically clearing the snow. The cinder-block dividing wall will be all brick.

Music Room Makeover Inside and Outside

Current Project 310 Marlborough Street - Music Room Main Level - Connaughton Construction

Main Floor – First Level – Music Room

Front Entrance above will take you up the brownstone steps, through mahogany french doors, pass the parlor room, the mahogany library and a music room.

For the music room (top image) makeover we are refinishing the mahogany fireplace, retrimming the bay window and reframing the walls. To bring the fireplace up to code, the chimney flue is getting a new stainless steel liner.

The Bay window is the music room overlooking the parking court.

From the outside (left image) the bay window is getting restored with a new base. The white base is weather resistant PVC trim, soon to be black to match the top.

Hyper Heat Heating and Cooling System

Current Project 310 Marlborough Street - New Sprinkler System - Connaughton Construction

Second Level – New Sprinkler System

The second level houses the gourmet kitchen, a big family room and a dining room with gas log fireplace.

Building closets left and right, installing ductwork shared by the AC and new HVAC with Hyper Heat Heating and Cooling System.

Getting up-to-code with the city requires installation of the new sprinkler system. With the new sprinkler system we’re installing 2″ fire lines from the street separate from the domestic water system.

On-Demand Tankless Hot Water Heater

Cast Iron Plumbing used Throughout - Current Project 310 Marlborough Street - Connaughton Construction

Third Level – Cast Iron Plumbing Throughout

Master suite with separate study at the front with a laundry room.

Plumbing The new plumbing is black cast iron. Water flowing through cast iron piping is quieter than water running through pvc piping.

We are installing 3 new energy efficient gas fired on demand tankless hot water heaters. No tanks means no space needed.

Tankless hot water heaters provide the comfort and convenience of having a continuous supply of hot water. Gas-fired tankless water heaters produce higher flow rates than electric ones. Sometimes, even the largest, gas-fired tankless water heater cannot supply enough hot water for simultaneous, multiple uses in large households. To overcome this problem, we are installing three tankless water heaters.

Fourth Level

Current Project 310 Marlborough Street - Hanging Blueboard on Stilts-Connaughton Construction

Fourth Level – Professionals use stilts to hang blueboard.

The fourth level has 3 bedrooms, 2 full baths, and 3 large closets, 1 of which is cedar.

Professionals use stilts to hang blueboard on the ceiling and walls.

Roof Deck

Current Project 310 Marlborough Street - Roof Deck View of Prudential - Connaughton Construction

Roof Deck – View of Prudential

A new glass roof hatch (middle image) provides access to new outdoor space; the roof deck. Breath-taking view of the Prudential building and eco-friendly Green Roofs. We’re framing with pressure treated wood and high quality, no maintenance Trex composite decking for the flooring.

The large white unit (far left image) is the energy efficient hyper-heat pump(HHP) condenser for heating and cooling. An air handler units is installed on every floor, small enough to fit in the ceiling, and connected to an HHP Condenser. For cooling, the unit blows air across freon cooled pipes, sending out cool air. For heating, the unit blows air across heated coils. The white pipes on the roof top are vent pipes for the water heaters. One is a fresh air in-take, and one exhausts air.

New Elevator with 3 Phase Electrical System

Current Project 310 Marlborough Street - Elevator Shaft - Connaughton Construction

New Elevator

The new elevator shaft is under way. How’s that for making life easy carting groceries, moving furniture, and carrying belongings between levels. A new 3 phase electrical system is in place due to the addition of the elevator and to bring the electrical up to code.

Private elevators is becoming a necessity in residential suburban living where the best use of vertical space is a must.

Current Project 310 Marlborough Street


Request a Consultation with Connaughton Construction for your project. Call 781-899-1438, ext. 14 for John. There never was a better time to enjoy your outdoor space.


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Six Critical Decisions a Construction Manager helps you make

June 30th, 2014

There are so many decisions a home owner must make to get through a renovation project. This article narrows it down to six critical decisions a construction manager helps you make. Your custom builder will work with you and your Architect to get the job off to the right start.

If your project costs more than a few thousand dollars, it may be time to call in the professionals.

Six critical decisions a Construction Manager helps you make

  1. Lighting and electrical layout
  2. Selection of plumbing fixtures
  3. Appliance selections
  4. Selection of cabinets and any built-in cabinets
  5. Tile and stone selections
  6. Flooring selections

Lighting and electrical layout

Unless you’re an experienced electrician, it’s advisable to leave this part of the project to professionals. However, you should know your needs and be in on the planning of wiring and lighting installation. As with the functional design of the home living space, a good electrical plan begins with a diagram.

Home electrical wiring covers a lot of different things; the breaker box panel, home lighting, appliances and other high voltage electrical systems. Ovens, water heaters, clothes dryers, and HVAC (heating, venting, and air-conditioning) systems need high voltage. It might include low voltage systems like phone systems, doorbells, computer networks and home security systems as part of the wiring process.

Your construction manager knows the local codes and requirements for the kitchen, bathrooms, and outside outlets. There will be code requirements about dedicated circuits, a minimum number of kitchen circuits, minimum of outlets on each wall, and many others that might seem overwhelming at first. Once it is all done though, you’ll really be glad you followed all the regulations. It makes for a better house.

Selection of plumbing fixtures

Building a home requires installing systems to deliver water and remove waste. Determining the size and type of pipes needed for the drain, waste and vent (DWV) system, and your local plumbing codes is critical to success of your new or renovation project. Each jurisdiction follows specific Uniform Plumbing Code requirements for pipe sizes, they may need additions or deletions to the code. Your contractor must calculate the correct plumbing waste line sizes required for your construction project. Connaughton Construction will gladly guide you through the best choices for your home and project. Six Critical Decisions a Construction Manager helps you make. 3. Select Plumbing and Fixtures

Once the plumbing behind the walls is determined, selecting the fixtures for kitchen and baths include toiletsfaucets, sinks, and showers. Connaughton Construction can recommend the latest in technologies and features for your home, while maintaining the style of your existing room.

Appliance selections

We help clients select appliances and sinks during the preliminary design phase, which often comes before selecting the rest of the finishes and fixtures. This is so the plans can reflect the proper sizes, which will in turn affect the cabinetry layout.

It’s also time to decide whether or not you want a prep sink in addition to your main sink. At this point, by the way, it’s fine if you decide to change from a 36-inch range to a cooktop and wall oven.

By the time you get to final construction documents or order cabinets, however, these decisions must be finalized. The nice thing is that there are now a few big decisions that you can check off your list.

The decision on how many pendants to use affects how many junction boxes you need on the ceiling — and that decision needs to be made before plans get approved for permits and before the contractor closes up the drywall after rough electrical is done.

This is why the professional you hire may focus you on figuring out the lighting plan before picking out the countertops.

Selection of cabinets and any built-in cabinets

Six Critical Decisions a Construction Manager helps you make: 4. Cabinets and Built-in CabinetsThe selection of cabinets starts with the style – maybe classic, modernist, or old world charm – you envision in the appearance you want to portray in the room.

Rather than picking the cabinet wood species and finish color by itself, and then picking countertops and tile, I like to have my clients work on an overall palette of materials at the same time. Layer the materials and create collages of patterns, textures and colors to see what works best together.

Tile and stone selections

Order current samples of the materials you’re considering. Get a door sample with your style and finish for final approval. Make sure you go to the stone supplier and view and tag the actual slab of marble for your countertops, and make sure to order a current control sample of tile for your backsplash. All these extra steps will cut down on costly mistakes.

Decorative tile in the kitchen is a great way to express your personality and style, but proportion and scale are critical. Tile is a pretty permanent decision; once it’s up, it’s expensive to change. You or your designer should do color studies and pattern studies, and look at them alongside photos and samples to be absolutely sure you’re making the right choices.

Flooring selections

Matching the floor stain color is one of the most challenging phases of a project. If you’ve got original floors and plan to refinish just the kitchen — or are laying new wood floors to match the old for continuity — don’t expect a perfect match. Many floors in old homes are made of old-growth wood, and flooring is manufactured differently now. The natural patina of an old floor also is nearly impossible to match. Companies offering reclaimed wood floors can make that matching process easier.

In Summary

A good rule of thumb is if your project costs more than a few thousand dollars, it may be time to call in a pro. A construction manager has access to planning tools and technology that most homeowners do not. They have the inside scoop on trends, new materials, building codes and technical quirks. And their remodeling expertise can save you a lot of time, money and frustration. Use our tips to help the process flow smoothly from start to finish. Be prepared to share with your architect and PM what you like and what you hope to change to give a firm place to start. Do your research. Stay Flexible. Know your budget. Settle on a timeline and a number of draft plans. Keep changes minimal.

Finally be patient. A good plan takes time to create, and so does bringing it to life. Putting in effort on the front end, from choosing finishes to thinking through the work zone, will pay off in the long run. And the last thing you want is a rushed construction job — no matter how anxious you are to put your new kitchen to work.


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If you prefer to talk to someone on the phone, please call John with Connaughton Construction at 781-899-1438 x 14 or  Ellen at x13.

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