House Construction - How to Reduce the Cost

5/27/2018 House Construction - How to Reduce the Cost

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OW T O R E D U C E C O S T S


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CONTENTSPage

Location . . . . . . . . . . . . . . . . . .

Style or design . . . . . . . . . . . . . . . . .Interior arrangements. . . . . . . . . . . . .

K itchen . . . . . . . . . . . . . . . . . .Bathrooms . . . . . . . . . . . . . . . . .Laundry . . . . . . . ; . . . . . . . . . .Storage . . . . . . . . . . . . . . . . . .

Selection of materials . . . . . . . . . . . . .

Walls. . . . . . . . . . . . . . . . . . .Floors . . . . . . . . . . . . . . . . . .

Fireplaces . . . . . . . . . . . . . . . . .

Windows and doors . . . . . . . . . . . . .Construction . . . . . . . . . . . . . . . .

Handling materials . . . . . . . . . . . . .

Working tips and precautions . . . . . . . .

Construction practices . . . . . . . . . . .

Utilities. . . . . . . . . . . . . . . . . . .Heating, cooling, and ventilating . . . . . . .

Plumbing . . . . . . . . . . . . . . . . .

Wiring and lighting. . . . . . . . . . . . .

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The authors gratefully acknowledge the cooperation and assistance othe members of the Western Region Plan Exchange Committee of theCooperative Farm Building Plan Exchange.

W hington D. C. Issued August 196For sale by the Superintendent of Documents, U.S. Government Printing Office

Washington, D.C. 20402 Price 10 cents

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warmth and summer breezes for

cooling? Large picture windows

should faca south for maximumsunshine in the winter.

epwte distance from otherGldings.-Winds can carry odorsfrom animal shelters or other

buildings.

STYLE OR DESIGN

Design or plan the house to meetyour familys requirements. Too

small a house, for example, wouldbe false economy. Here are some

principles of economical design :l Two-story houses cost less per

square foot to build than single-story ones. The main reason is that

less roof area is required to cover anequivalent amount of living area.

l Rectangular floor plans costless per square foot to build than

L-shaped, u-shaped, or other irregu-

lar floor plans.l Simple gable roofs are the most

economical. F lat and shed roofs are

Consider Your Futtire e sIn planning your house, consid

your future needs as well aspresent. In time, you may need m

bedrooms or another bathroom

two.

The space for additional brooms can be an unfinished attic

a clean, dry basement. The heatiand electrical work can be roughin.

For. future bathrooms, you c

rough-in the plumbing in the aor basement, or in a large walkcloset.

This additional construction

increase the initial cost of the houof course. However, it may be m

economical in the long run becasuch work can usually be do

cheaper at the time the housebuilt.

cheaper but have poor drainage ahigh maintenance cost.. Ridges

valleys increase (thecost of a ro

Well-drained, gently sloping sites are ideal for basements. Economical feat

of this house include the one-story rectangular design and the plain gable r

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Shed dormers provide more usable space than the gabletype.

l Basements add low-cost spa.ce toa house. I f well lighted, well venti-lated, ,and dry, t,hey can be used forliving quarters.

l At tics also add low-cost space.And shed dormers, while they may

cost a little more, provide moreusable space t,han gable dormers.l Slab-on-grade construction is

cheaper than crawl-space construc-t.ion. However, crawl space may beused for militie s equipment such aspumps, furnaces, air conditioners,water tanks, and piping. This will

free valuable space in the living3rea.

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In most climates, large porchesare an expensive feature becausethey provide usable living spa.ceonly during the warmer months oft he year.

INTERIOR ARRANGEMENTS

As with the overall house design,plan the interior arrangements to

insure your familys comfort andsabisfaction. Yet there are manyways to economize :

l Make rooms mult.ipurpose asfar as pracTica1. For example, com-bine family room and kitchen orfamily room and dining room.

Large openings between roomsmake small areas functiona.llylarger.

l I f room dimensions conform to

standard rug sizes, carpet widths, or

resilient flooring sizes, you can savea great deal when furnishing and

finishing the house. Standard rug

sizes, in feet, are 3 x 5, 4 x 6, 6 x 9,

9 x 12, 8 x I O,10 x 14, and 9 x 15.Carpet,s ,aresold by the square yard.Standard widths are 12 and 15 feet.

l Limit hallway space 0vvhat isnecessary for good traffic circula-tion. Hallways that include built-in

storage and laundry equipment

areas become multipurpose.

Kitchens

A good kitchen can be designed

for a limited space. In fact., small

kitchens can be more efficient thanlarger ones. In an efficient kitchen,

the work areas and equipment arearranged for use in a step-saving

manner.l Make maximum use of the

space in an economy kit.chen. F,orexample, you can install an under-counter hot water heater in tanotherwise unusable corner basecabinet. Or, you can turn t.he un-

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LIVI NG

Rectangular floor plans are the most economical. Other economical features o

this arrangement are the combination kitchen and dining area and the compact

utility room,

usable corner space into a conven-

ient passthrough to the adjoining

dining room.

l Plan storage carefully, keepingcabinet space t.oa necessary mini-mum. Seldom used items may bestored on top of cabinets or in the

attic or basement. Leave adequate

space for any cabinets you plan to

add later.l Both wood cabinets and metal

cabinets come in a wide range ofprices. However, if well made, cus-tom-built cabinets may be more eco-

nomical in the long run. Cabinets

that are to be painted may be madeof less-expensive wood.

l Open shelves are cheaper thancabinets. Closures can be addedlater.

. use standard-size cabinets,countertops, and appliances. C,us-tom-built cabinets should conform

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to the 3-inch kitchen module sizes

(6-, 9- 12-inch etc.) to facilitatelater additions to or remodeling of

the kitchen.

l Conventional ranges take up

less space than separate eyeleveoven and counter top range unitsAnd they are cheaper when you

add the cost of cabinets to contain

U-shaped kitchens are very efficien

arrangements.


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Maximum use is made of the space in this kitchen.

the separate units to the cost of the other, two or three persons can use

units themselves. t.hebathroom at the same time.l Single-bowl sinks cost l s than l Utilize &he space above the

double-bowl ones and take up less toilet (water closet) for storage

space. Porcelain sinks are the cheap- cabinets for bathroom linens andest type. supplies.

Bathrooms

laundryBathroom facilities may be full

bath, half bath (lavoratory and Laundry equipment should be intoilet), or lavatory or shower only. a convenient but inconspicuous

l For the most compact, efficient, place :

and economical fixture and plumb- * Besement.s or utility rooms ining arrangement, install tallof the basementless houses are the favoritebathroom fixtures along one wall. locations for washers and dryers.

l For the most economical l Combina.tion w a s he r-dryerplumbing arrangement, install two units or stacked washer and dryer

bathrooms one above the other or uni,ts take up less floor space thanback to back. separate units.

l Well-planned compartmented l In warm climates, washers and

bathrooms cost less and take up less dryers might be located in the car-space than two separate bathrooms. port or garage. This is relativelyWith t:he tub and toile,t in one sec- cheap space and more convenienttion and one or two lavatories in the to outdoor drying lines should they

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FAMILY BATHROOMS ONE PERSON

LIMITED I LIBERAL** MINIMUM BATHROOMS

THREE FIXTURES

d-

.

Many different bathroom arrangements are possible. In the top group, a

fixtures and plumbing are along one wall. This is the most economical arrange

ment. Fixtures and plumbing are along two walls in the bottom group.

be needed. Also, you save in the cost also need more convenient everyof venting the dryer. day storage room:

l Storage walls may be used i

Storage lieu of conventional walls. You ca

buy them as assembled or ready-toAttics and basements (dry ones) assemble units, or you can buil

provide good storage space. But you your own. They help buffer soun

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F O U R F I X T U R E S

Compartmented bathrooms are more economical than two separate bathrooms.

between rooms as well as provide

storage space.

l Shop around to get the most for

l Use well-planned closets. Make

them no deeper than necessary. Un-less arranged as walk-in deep,dark closets waste space.

l Make walk-in closets wide

enough for storage on both sides.Single hung doors are satisfactoryfor these closets.

l Gain space by installing hooks,

racks, or shelves on the back ofcloset doors.

SELECTION OF MATERIALS

Your builder may buy most of the

materials, but you mainly decidewhat to use. Mutual agreement on

the type of materials, the sources,and the prices is necessary. Here aresome general ways to economize:

l Buy locally to avoid shippingcharges and in quantity 0avoid thehigher cost of small deliveries.

l Buy stock ma.terialsin stand-ard sizes.

l Buy the cheaper material whenit will do the job satisfactorily.Never compromise, however, on thequality of plumbing fixt,ures andfittings light switches; furnaces,pumps, and other mechanical items

subject to wear; paint ; and lumber.

y o u r m o n e y .Check independent

performance ratings of materialsand equipment. Take aIdvantage ofsales and pre-season promotions.

l Know what materials you need

and where you oansubstitute shouldyou find a bargain..kLimit the number of differenttypes of materials used. This willreduce waste and save on construc-

tion custs.W

l Walls made of materials that

form both the exterior and interiorwall surface are moe economical

than composite walls (several layensof material) of similar quali(ty. Forone thing, they mt?,sT, require lesslabor to build. Concrete block wallsare a good example.

* L arge-dime.nsion wall unitssave time and labor. For example,

8- by 16-inch concrete blocks go upfaster than by 8-inchbricks. Or,4 by foot sheet.s of plywood go upfaster t,han sheathing.

l Use insulation board instead ofshe.athingwhere it will be strongenough to resist the wind load ands~z rtthe other loads that it must.

l Prefinished wood, hardboard,and gypsum wall paneling are rela-

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tively expensive. But they are easyto install and require no finishing

which saves time and labor andhelps offset the higher cost.

F l o o r sHardwood floors are expensive

both to buy and to install. Prefin-ishedwood flooring is even more ex-pensive, although thetime and laborsaved by not having to finish it helpsto offset the additional cost. Con-

sider using! tile flooring or carpetinginstead of finished hardwood floors.

l Thick .tile flooring costs morethan the thinner type, but it lastslonger. I t may be more economical

in the long run for areas ofwear such as t.he kitchen andways.

l Dark-colored tile costs lessthe lighter colors. Dark aspllais the cheapest type. It is sat

tory for use in all areas excepkitchen. Asphalt tile c.oa ted wplastic film should be used the

l Vinyl asbestos tile and s

vinyl floor coverings, whichcomparable in cost to light a

tile, are favored for general ulow-cost housing. Vinyl asb

and asphalt. tile may be use

basements or ground-level flol The new indoor-out-door

carpeting is easy to install a

Storage walls, which may be used in place of conventional walls, com

ready to assizmble units.10


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Assembled storage wall units can accommodate a variety of items.

maintain. While it may be slightly Windows and Doors

more expensive than regular car-peting, it is also more durable. l Buy standard-size window and

door frames from mill stock.

Fireplaces l Factory-assembled w i n d o wunits ready to drop into rough open-

Fireplaces are neither an efficient ings save labor.

nor an economical source of heat. l For large window areas, pre-One may .betoo much of an expense fabricated window walls may beunless you use cheaper materials and used. These consist of a wall, frame,do much of the work yourself. window frame, sash, ,andan integral

l Stick to a simple design. Raised exterior trim.hearths, mantels, and decorative l Consider standard ready-made-molding are attractive but unneces- drapery measurements when choos-sary features. ing window sizes ; custom-made

l Prefabricated fireplaces and draperies are expensive. Standardchimneys are cheaper than masonry drapery lengths are 36,45,54,63,72,ones. 81, 84, and 90 inches. Standard


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pleated widths per pair are 4, 6, 8,and 12 feet.

l Double-track storm windowsare cheaper t,han triple-track ones.

l Door prices vary consid erablydepending on the material and qual-ity. Consider factory-hung doors,

especially if an experienced door

hanger is not readily available.

CONSTRUCTION

Handling Materials

Keep the handling of materials toa minimum. This will save labor

and speed up the work:l Schedule deliveries to corre-

spond with the work progress.l Unload and stack or pile the

materials as close as possible to the

place of use.

l Stack lumber in separate pilesaccording to the sequence of use. Ifspace is limit,ed, stack it in one or

Wide, shallow closets are convenientfor storing frequently used items.

Note the additional storage pro-

vided by the wide-opening, doublehung doors.

Prefabricated Fireplaces usually cost

less and heat more efficiently than

comparable size masonry Fireplaces.

two piles with that to be used first

on top.l Lift materials into place by

means of ,a. front end loader on atractor or other such equipmentwhen possible.

Working Tips and Precautions

To speed up the work and preventpersonal in jury-

. Avoid working on your kneesand tiptoes. These positions are un-comfortable, time-consuming, and

dangerous.l Avoid working on ladders and

scaffolds. I f necessary to do so, be

sure the ladder or scaffold is secureand stable.

l Keep scrap and debris clear ofthe working area. Clean up after

each days work.

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. . l

pnstruction Practices l Fabricate trusses and gable

ends on the ground where a jig canThese construction practices can

speed up the work, save labor, andbe used to speed up the job and im-

reduce costs. All may not be appli- prove workmanship.l Build the w p n ls on thcable to your house, however. platform of the house.

l Grade and stone the driveway l Omit non-load-bearing parti-before you start construction of the tions until after you finish the floorshouse. It will be convenient for and ceilings. you can then installmaking deliveries of materials andfor getting to and from the site in

the flooring .landceiling in two ormore rooms at one time and save

bad weather. some cutting and fitting of mate-* Place all utilities before Y rials.

pour the concrete slab in slab-on- 0 In crawl space construction,grade construction. floor joists generally span about

l Install all uti lities before you half the width of the house withenclose and finish walls and floors. the ends near the center of the house

l Place drains and sewers before supported by a beam. Shorter spans

you pour the foundation footings. will allow the use of smaller joists.

Foundations must be carefully designed to avoid uneven settlement of the house

or other trouble. Increasing the thickness of the concrete slab under loadbearing walls saves pouring separate footings.

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Support the joists with two or threebeams. However, dont spend moreon beams than you save on joists.

l In concrete-slab construction,

increase the thickness of the slabunder load-bearing walls instead of

pouring separate footings.l Design to meet the minimum

structural standards for loads set bythe Federal Housing Administra-

tion (FHA) or local building

codes. FHA standards, which cor-respond to most of the predominant

building codes, are :

Pounds per square

tExterior walls. . . . . . 20

Interior walls. . . . . 15

Steep roofs. . . . . . . 15Low-pitched roofs. . . . . . . 20

Flat roofs. . . . . . . . . . 40

l Design to meVet maximum codedeflection. FHA standards are :

Rafters . . . . l/l80of span or1 inch maxi-

mum

Floor joists. lj360of span or1/Zinch maxi-mum

Ceiling joists. . . I 24 of span ora/hinch maxi-mum

Girders . . . l/360of span or:/ainch maxi-mum

l Have the structural strengthrequired for foundation walls cal-

culated by a well-qualified person.Considerable material can be savedif a thinner wall will be strong

enough.

l Design the foundation and

footings carefully. Too often chim-14

ney or column footings support

heavier load per square foot thsidewall footings. This causes u

even settlement of the house whin turn causes cracks. Size the foings in proportion to their loalarge footings for heavy loads asmaller footings for lighter loa

l Wall studs may be placed inches on center instead of the us16 inches, if building codes perm

l Allow beams to be continuoacross supports. I f two beams mover a center support, overlap th

and fasten them together securWhile this will not strengthen

beam appreciably, it will redbeam deflection (make the be

stiffer) .l Allow beams to overhang t

supports when possible. This w

create a balancing force on the beand reduce deflection of the inmediate spans. It will also decrethe intermediate beam span (m

ing it stiffer).

l Wall sheathing is not requif the structure is strong enough

resist the racking of a 20-pound-psquare-foot wall load. A rackload is one that acts parallel to

wall.

UTILITIES

Economy is possible not onlythe installation of utilities but

in the operation.

Heating, Cooling, and

Ventilating

l In basementless houses, cen

heating and cooling equipment mbe inst.alle,d in ,an attic or cra


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AIR DIFFUSION SYSTEM USING UNDER-FLOOR PLENUM WITH PERIMETER SLOT

The peripheral circulation type heating system is economical For one-story houses

with crawl space.

space to free space in the living

area.l Large windows facing north

a,ndsouth are cooler than those fac-ing east and west. And with win-

dows facing south, you receive more

winter sunshine. This helps keepthe house warm.

l Light-colored roofing materials

absorb much less of the suns heat

than darker materials. This keepsthe house cooler.

l Shade the house against directrays of the sun with trees, awnings,

and other natural or artificial shad-ing. This too will keep it cooler.

l Black-top or concrete areas ad-jacent to a house reflect or radiatesolar heat into the house. This

makes it harder to keep the house

cool.l A hood and blower unit over

the range or oven is a good way to

ventilate a kitchen, alt.houghwall

and ceiling fans may be less expen-

sive. I f the range or oven is alongan outside wall, it will be cheaper

to exhaust through {thewall insteadof the roof.

l Attic fans provide good ventila-

tion at relatively low cost.l Install air-duct systems with as

few turns as possible. Turns create

resistance to air flow and thus re-duce effective heat distribution.

l Pipeless furnaces are more eco-nomical for houses with crawl space

than furnace-and-duct systems.l The peripheral circulation type

heating system is especially adapted

to one-story houses wit.h crawlspace. It is illustrated in the draw-

ing above, and described in USDA

Production Research Report 99,Economical and Efficient HeatingSystem for Homes. For a copy ofthe report, see the box on the next

page.

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Plumbing

l Concentrate plumbing fixturesas mu as possible to reduce theamount of piping required. In a

two-story house, stack the fix-

tures-locate the bathroom directlyabove the kitchen or a downstairs

bathroom with all fixtures on thesame wall. Or, in a single-story

house, locate the kitchen and bath-

room or kitchen and laundry room

back to back with the fixtures back

to battk.l Install an electric water heater

in an area notsuitable for other use.For example, you might put it

under a st airway in t.lle crawl space,or in a corner base cabinet in the

kitchen.

l Automatic washers, dishwash-

ers, and garbage disposals increase

the load on a septic tank. Too small

a tank will ne.ed more frequent

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cleaning. It is much cheaper to in

stall a large tank at the time oconstruction than to replace an

inadequahsystem later on.Wiring and lighting

Never compromise on the quality

or safety of your electric wiring. Installation by an experienced electrician is recommended and may be re

quired in m.a,nyareas. In all caseshave the wiring inspected.

l Install adequate outlets and

switches. Wire for your futurneeds as well as your present.

l Switch-controlled outlets mabeinstalled instead of ceiling fixtures. This is more practical if youalready have lamps. I f you have tbuy lamps, it might be more expen

sive.l Omit lights in closets wher

hallway or room lights will provide

sufficient light.

Free copies of the following publications are available from the Office

of Information, U.S. Department of Agriculture, Washington, D.C. 20250Send your request on a post card. Include your ZIP Code in your returnaddress.

F 1869, Foundations for Farm Buildings

F 1889, Fireplaces and ChimneysF 2227, Fire-Resistant Construction of the Home . . . of Farm

BuildingsF 2235, HomeHeatingG 100, Equipment for Cooling Your Home

M 1006 3-Bedroom Farmhouse-Masonry Construction, Plan No. 717f1011, S-Bedroom Farmhouse-Slab on Grade, Plan No. 7167These publications are available from the Superintendent of Documents

U.S. Government Printing Office, Washington, D.C. 20402, at the priceindicated.

M 1020, A House-Farming System for L ow-CostLConstruction (15cents)

PRR 99, Economical and Efficient Heating System for Homes (20 cents)

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U.S. GOVERNMENT PRINTING OFFICE: 1969 O-335-276

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