Residential Home Systems Life Cycles · really a new concept. God used it with people. Robert...

Residential Home SystemsLife Cycles

Residential Home Systems Life Cycles – Fall, 2020




“Some things happen for a reason,Others just come with the season.”― Ana Claudia Antunes, The Tao of Physical and Spiritual

Planned obsolescence is not really a new concept. God used it

with people. Robert Orben

Death and decay are always with us, even in the grave.


Years decay by the seasonsMen decay by their yearsBoth have their same reasonsWe view them all in arrears

Instructor- Joe Cross


OR

PLANNED OBSOLESCENCE


What you may learn

Residential Construction


• they don’t build them like they use(and that’s good)

• You can’t fix it (and that’s Good, too)

• Components, assemblies – What they are

• How to hire the “appropriate” person

• How to (maybe) get what you expected

• Common problems

• The thin line of inspection

• How to contract your expectations





How did Houses became so complex ?

Roofs pre-history

WallsSecurityDoorsHeatChimneysWindowsFloorsRoomsPrivacyStorageWaterWasteHot WaterCentral HeatTelephoneLightsElectrical GarageAir ConditioningEfficientConnected today

OriginallyAll we wanted Was shelter !





How did we build ?

We used available materials

Nature Provides





As functions increasedComplexity increased

Choices were made





Housing became Specialized

The rise of trades

Sawers & Joiners Colonial 1700’s

Brick makers & Masons 1700’s

Roofers 1700’s

Carpenters 1800

Plasterers 1800

Plumbers 1825

CABINET MAKERS 1850

INTERIOR DECORATIONS 1850

Electricians 1875

FRAMERS 1950’S

Drywallers 1950’s

Hvac TRADES 1960’S

COMMUNICATIONS 1980’S





Housing became Specialized

The EFFECTS OF THEINDUSTRIAL REVOLUTION

CREATES

• Agricultural Mechanical Revolution

• drives people to cities FOR JOBS

• PRODUCE A CORNICOPIA OF HOUSING PRODUCTS

SEWING MACHINES VACUUM CLEARNERS WASHING MACHINESGAS STOVES/OVENS WATER HEATERS BOILERS-CENTRAL HEATLOCKS & HARDWARE PAINTS & WALPAPER LIGHT FIXTURES & FANS

Ice boxes water pumps plastics

complexity





The EFFECTS OF THEINDUSTRIAL REVOLUTION

Housing becomes mechanized

Relocations + immigrationEquals

Housing shortage

Housing becomes a processWith standards

Secret to mass (housing) production: Build ‘chassis’ for houses just as Detroit does for automobiles……

Henry J. Kaiser





The EFFECTS OF standardization:

“Componentazation”

1. Assemble, don’t build

2. Standardize components, don’t create

Answer:

The length of a mortgage

(Then 20 -25 years)

Critical question-How long should it last?

But wait:We’re “innovationNation” with new products each year

Planned obsolescence (Just like the auto industry)

People want to customize & personalize

Evolution of Light (component) Construction

Handmade Doors & Windows Standard Sizes and Shapes

Plaster Drywall

Wood Beams Trusses

Single Strand Wire 3-Wire Insulated

Wood Sheathing Plywood Insulated wall panels

Over 1,200 new products each year

Globalization Hits…..

Wood studs laminated studs

Random sizes 2’ X 2’ MODULES

FIBERGLASS INSULATION RIDGID FOAM-CELLULOSE

Lead & Cast Iron Pipe pvc pipe

Open holes in walls/floors draft stop foam







Industry specializesTo produce

ComponentsWorldwide

(especially China)

Who knew what bambooCould do.

With wood and acrylic glue

https://youtu.be/eG-PIybUkX0

https://youtu.be/eG-PIybUkX0

Components & Life spans

All components have different lifespans

We accept the need to fix a leaky sun

roof

We balk at the need to fix a leaky house

roof

The older a house gets the more maintenance it requires

And Maintenance becomes piecemeal


Residential Home Systems Life Cycles – Fall, 2020Residential Home Systems Life Cycles – Fall, 2020

Components & Life spans

Components have pieces………that decay at different rates depending on

Orientation- Sun or shadeTrees, shrubs & mulch- how nearVariability of products- all wood is differentAge of house that defines age of productsUse and abuse – (think teenagers)Past levels of maintenance, if any (Rot begets Rot squaredFaulty original installation (latent defects)

Average 2,500 sq ft house contains over1,200 lap siding boards 12’ long20+ windows 20+ doors4,000+ shingles 2,000 LF of Exterior Trim700+ studs 250 Joists & Rafters150+ sheets drywall 250 sheets of plywood

What could go wrong each year ??

Until….. Maintenance Becomes (almost) continuous

New products cobbled on old houses

“Making it fit”

Enlarging Existing to accommodate new

Finding the unexpected

But Why Now? Never Had so much maintenance before !

Plus- we keep finding new things we want in houses





GENERAL HOUSE MAINTENANCE CHECKS TO IMPROVE COMPONENT LIFE

Area Maintenance Check or item Frequency Comment

Cleaning Dust MonthlyElectrical Check for Frayed Electric Cords Yearly

Electrical Check for Loose Outlet Wires 5 YrsWires can work free from heat expansion/contraction

Electrical Test GFI Outlets and Circuit Breakers Yearly

Exterior Re-finish Deck 3-5 Yrs As deck color fades or floorng cracksExterior Powerwash House 2-3 Yrs As mold and mildew are apparentExterior Re-caulk Broken Exterior Window Caulking YearlyExterior Repaint/Restain Wood Siding 7-10 Yrs

Exterior Epoxy/Fill All Driveway, Sidewalk Cracks YearlyCracks smaller than 1/8" won't accept fill

Exterior Replace Warped Exterior Wood Stair Treads Yearly Or as needed to prevent trip hazards

ExteriorCheck for Exterior Wood Trim Decay & Replace Yearly

Exterior Check for Brick Foundation Cracks Yearly

Exterior Check for Water in Crawl Space YearlyAnd remove (usually by hole in plastic dimple

Exterior Remove Spiders/Insects from Crawl Spaces 2x Per YrExterior Check by Sight for Joist Mold & Mildew 2x Per Yr Look for black, blue or yellow stainsExterior Check for Termite infestation Yearly Look for termite tunnels

An Ounce of prevention is worth a pound of cure

Benjamin franklin- 1736

A complete list is found as the file: General house maintenance checks .pdf On the Osher website for this course

WHY are maintenance &Renovation Projects growing?

#2: Longer Stay at the Same House

#4: Efficiencies- we want it cheaper, faster,

#3: Changing Lifestyles & Working From Home

#5: Regulations and Building Code Updates

#1: Entropy- AKA Varying Component Lifespans

Residential Construction Systems and MaintenanceChristopher Wren Association Lifelong Learning 2018

"I said from the very beginning, I don't want a big house, I don't want big grounds, I don't want the trouble with the maintenance and all of that.“ Nancy Reagan

“Our summer cottage in Newport is

frightfully expensive.”Alice Vanderbilt

“No man who owns his own house and lot canbe a Communist. He has too much to do”William Levitt 1952

#1 Entropy

the general trend of the universe toward death and disorder. —James R. Newman

Houses are no exception- Joe Cross

The Breakers, Newport

#2 Aging in place

Mobility rates age 65+1990-1995 16.8%2010 5.4%2019 4.4%

US Census Mobility Rates

Total Mobility Rate

10%

20%

Translation:We are outliving the lifecycle of components of our homes

• Roofing• Wood rot • Windows19

48

2016

#3 Changing Lifestyles

Changing Lifestyles

Extra Bedroom

Media Rooms

Libraries Home Offices His Office / Her office

Entertainment Kitchens

Dining RoomMaster Closets Fitness rooms

Porches /Decks Sun Rooms, Hot Tubs

Does anyone rememberParlors Receiving Rooms Sleeping Porches Tea Rooms

Sewing Rooms Mud Rooms

Multi-generational living

Internet Based Workforce

Family Rooms

In-House Suites

Cost A fraction of the cost of new

Efficiencies- Cheaper Faster

Environmental Awareness

New Products

Lower Operating Costs

Less Pollution

Improved ProductsLonger Lifespans

Less Maintenance with Greater Performance

Things we didn’t know we couldn’t live without (Wine Coolers, Outside Kitchens, closet Cabinets, elevators)

Multi-functional products (Programmable thermostats, Smart appliances, No-touch faucets)

#4 Regulations & Building Code Updates

State Building codes (updates every two years)

Building

Electrical

Mechanical

Plumbing

Fire

Local OrdinancesSite & Drainage Chesapeake Bay

Tree

FederalLead Paint Asbestos OSHA Hazardous substances

Wetlands Fish & Wildlife Endangered Species

Buffers / Erosion

CSI Construction Specifications Institute

01 General Conditions

02 Existing Conditions

03 Concrete

04 Masonry

05 Metals

06 Wood, Plastics & Composites

07 Thermal & Moisture Protection

08 Openings

09 Finishes

10 Specialties

11 Equipment

12 Furnishings

13 Special Construction

14 Conveying Equipment

15 Fire Suppression

16 Plumbing

17 Heating Ventilating & Air Cond.

18 Integrated Automation

19 Electrical

20 Communications

21 Electronic Safety & Security

22 Earthwork

23 Exterior Improvements

24 Utilities

25 Transportation

26 Materials Processing & Handling

27 Electrical Power Generation

SWEETS.CONSTRUCTION.com(The Products Bible)

Where To Find what you want…





Major Components &

How they work

From Bottom to top

What can go worng?

What to L k For

Elements of maintenance

Existing ConditionsFROM THE GROUND UP: SOIL

Dirt’s Dirt, Isn’t it?

JC & York Co

it’s a marble cake


Existing ConditionsFoundation & Soil Profile- What you can’t see

Clay LensVaries By Moisture100-12,000 psi

Lot Clearing & FillVaries by type & compaction1,000- 4,000 psi

UnconsolidatedSilt – 800 psi

Footer

Foundation Wall

Original Surface

Assumed Soil Bearing Capacity 2,500 psf

Consolidated Earth – 2,000-12,000 psi

Elements of MaintenanceFooters, slabs & “flatwork”

Follow the PISS Rule: Put In Some Steel

( Concrete is strong but very brittle)

MASONRY:

Cement a powder of alumina, silica, lime, iron oxide, and magnesium oxide burned together in a kiln and finely pulverized and used as an ingredient of mortar and concrete;

Concrete a composite material composed of coarse aggregate bonded with a fluid cement that hardens. Most concretes are lime

Concrete StrengthVaries according to the amount of Water or cement added from 50 psi to 18,000 psi. Standard mix for residential use is 2,500 psi

Brick, Concrete Block (CMU) & Stone

Costly, mostly footers, fireplaces and brick veneer

Elements of Framing: Old vs. NEWMETALS

Original Platform Framing System

WOODPLASTICS &COMPOSITS

Steel BeamsPipe ColumnsAngle Iron

Lintels

INSULATEDCONCRETE FORMS

I C F

Wood Trusses Now

Truss Joists Now

OSB Insulated Sheathing Now

Lateral Corner bracing by Structural Sheathing Now

Metal Ties Now

Truss Joists Now

Composite T&G Sub-Floor

LVL Beams Now

Rigid Steel or Composite Corners Now

Building Wrap Now

Elements of Framing

INTEGRATEDCONCRETE FORMS

(I C F)

Insulating Concrete Forms (ICFs) are a type of construction material that is formed by hollowed foam blocks that are stacked along the exterior walls of a building, reinforced with steel rebar, and then filled with concrete. The ICFs insulate the concrete, using some of best insulating materials like Expanded Polystyrene (EPS) and create a resilient wall that provides energy efficiency, noise reduction, and strength to the overall structure.

Most ICF companies manufacture insulated concrete forms in 4”, 6”, 8” and 10” cavity widths and in several shapes.

Elements of Framing

FRAMING

Material Revolution-Engineered Lumber

Wood CompositesSteel Studs

Wall Panels

Laminated Veneer Lumber

LVL Beams

I-Beam Lumber

Maximum Joist Span2 x 10 SYP 17’-4”Wood Fl Truss 25’

w/ less deflectionhttps://www.youtube.com/watch?v=lfbur9AdXkw#action=share

https://www.youtube.com/watch?v=lfbur9AdXkw#action=share

Elements of Decks

http://preservedwood.org/TechResources/SmartphoneApp.aspx

Treated Wood- Not so simple anymore

http://preservedwood.org/TechResources/SmartphoneApp.aspx

RoofingShingle type & weightMetal- Type & thickness Sheet MembranesSlope of Roof

SidingBrick VeneerStone VeneerSynthetic Stucco (EIFS)WoodComposites (Cementous)VinylHybrids

FlashingVent StacksCounter FlashingValley/eve flashing

InsulationMaterial choicestype choicesAir Stops Thermal Brakes

Caulking is for BoatsSealants are for

Constructionhttp://www.finehomebuilding.com/2004/05/01/making-sense-of-caulks-and-sealants

Elements ofThermal & Moisture Protection

http://www.finehomebuilding.com/2004/05/01/making-sense-of-caulks-and-sealants

Elements of moistureMOISTURE LEVELS AFFECT All THINGS !!

H U M I D I T YTemp 30% 40% 50% 60% 70% 80% 90%

30 6.3 7.9 9.5 11.3 13.5 16.5 2140 6.3 7.9 9.5 11.0 13.5 16.5 2150 6.2 7.9 9.5 11.0 13.5 16.5 2160 6.2 7.8 9.4 11.0 13.3 16.2 20.770 6.2 7.7 9.2 11.0 13.1 16 20.580 6.1 7.6 9.1 10.0 12.9 15.7 20.290 5.9 7.4 8.9 10.0 12.8 15.4 19.8

100 5.8 7.2 8.7 10.0 12.3 15.1 19.5

Moisture of Wood By Temperature & Humidity

A 2% change in Humidity can expand hardwoods 1/32” Kiln dried lumber delivered to a Virginia site will vary

from 8%-18% +Moisture is the greatest threat to housing longevity

Moisture Meters are ESSENTIAL to Quality

Elements of Doors & windowsWindows

LOW “E “ CoatedGlass

Argon Fill

SpacerMultiple

Panes

Insulated Frame

Potential SavingsTax Deductions15% + Energy Save

Energy Star.gov


Finishes, Specialties, Equipment & FurnishingsThe sky is not the limit, only the beginning….

Zsa Zsa went home to find decorations for her new house. I’m not saying she went overboard, but when she returned, her shopping spree had lifted Hungry out of it’s post war depression. ….. Bob Hope.

“ To infinity and beyond”(sign in a Va. Beach decorator’s shop)

Molded/extrudedPlastic Trim & decorationsLaminates & CompositsAcrylics & Plastics

1. Not affected by moisture levels2. Dimensionally Stable3. Acrylic mar-free care4. Easy to install5. Longevity

Because….


HVAC- Heating, Ventilation, Air Conditioning

Elements of maintenanceInteriors & Finishes

Finish Woods & MoldingsFinger-jointedPlasticHardwoods

Paints & finishesEncapsulateLow volatility

TileThin-setThick-setCommercial

CabinetsModularPre-finishedoodles of features

Closets & Dressing RoomsCedarBuilt-in

Flooring-anything goes anywhere

(remember the transition str ip)

Drywall TypesThicknesses





Item MaterialTypical

Life Typical Issue Cause

Wall- Drywall Gypsum50 + yrs Tape buckle / Crack Movement or Moisture

Wall- Panel Wood 50+ yrs Joint Crack Movement or MoistureWainscot Composit 30 +yrs Joint Crack Movement or MoistureBase Wood 50+ yrs Gouge/Dent Wear & TearCrown Wood/Plastic 50+ yrs Joint Crack Movement or Moistureclosets 20 yrs FunctionTile Ceramic 30 yrs Crack/Loose Bed MoistureTile Grout Mortar 10 yrs Erosion Moisture

Floor-Carpet Fiber5-10 yrs Stains Wear & Tear

Floor-Stone/Tile Ceramic 20+ yrs Crack/Loose Bed Floor deflection/MoistureFloor-Wood Wood 15 yrs Finish Wear/Stains/Gaps Wear & Tear/MoistureFloor- Veneer Plywd 15 yrs Dull appearance Wear & TearFloor- Composits Composit 15 yrs Dull appearance Ware & TearCabinets-Wood 20 yrs Style ChangeCabinets-Composit 20 yrs Style ChangeTrim- Wood/Plastic Wood 30 yrs Dents/Finish Furniture/Use





68..2%

96.3%

Most products are designed to laST an average of one or TWO Standard deveations FROM the

mean

Your chance of error

1 sd = 32%2 SD = 4%

Elements of maintenancePlumbing -Distribution

Copper vs. Cross-Linked Polyethylene (PEX & XLPE)

Copper- Rigid, Expensive , Skilled Labor and Proven. Bursts on freezing, right angles, more joints.Flexible- Flexible, Inexpensive, easy to run, requires little training, degrades in sunlight, fewer joints, higher pressures, expands on freezing.

Hot Water Supply

Tanks- vs. Tankless

Tanks- Lower material & labor costs, Limited volume.

Tankless - Greater cost, Continuous volume

Popular in Europe and Japan because :Fewer bathrooms and water fixture units220 volt electrical system (vs. US 110 volt)

Unusually Large Water Bills & Leaks-

What Happened?



Elements of maintenanceInteriors – 2 biggest problems

1. Your expectation of qualityis greater than usual & customary to the trade

2. Your work was done by a semi-skilled worker whose standard is usual & customary to the

trade

Solution: get rid of as much woodwork as possible

A Few Words About Solar Energy

Efficiency and Effectiveness depends on Tree Cover / orientation

Payback is usually greater than ten years

Residential Solar Mandate and the Investment Tax CreditBeginning in 2020, all new homes built in California must have solar, prompting new questions

about who’s eligible take advantage of the solar Investment Tax Credit (ITC). While the specifics will depend on your situation, the solar ITC will generally go to whoever owns the

system. If a homeowner buys a newly built home with solar and owns the system outright, the homeowner is eligible for the ITC the year that they move into the house. If the homeowners

leases the solar system or purchases electricity from the system through a power purchase agreement (PPA), then the ITC is claimed by the company that leases the system or offers

the PPA.

The new standards are poised to hike construction costs by $25,000 to $30,000 (about half of which is directly due to solar), but the self-produced energy is estimated to save owners $50,000 to $60,000 in operating costs over the solar technology's expected 25-year lifespan. (Engadget)



Design revolution

Amount of Cooling(Grossly Simplified)

+ Geographic location + Total cubic feet in house= tons of Ac

Old Air VolumeNo. Bedrms x 150 cfm

Liv Rm & Kit @ 240 cfm

baths @ 100 cfm

To a total of 1,800 cfm(because that was a standard air handler)

old new

Many factors• Window glass/rm• Orientation of rm• Size of rm• Tree coverage on lot• Chimney(s)• Can lights covered• Gas or electric

range• Size of air vents• Length from source• Etc.



Design revolution

Amount of Cooling(Grossly Simplified)

+ Geographic location + Total cubic feet in house= tons of Ac

Old Air VolumeNo. Bedrms x 150 cfm

Liv Rm & Kit @ 240 cfm

baths @ 100 cfm

To a total of 1,800 cfm(because that was a standard air handler)

old new

Many factors• Window glass/rm• Orientation of rm• Size of rm• Tree coverage on lot• Chimney(s)• Can lights covered• Gas or electric

range• Size of air vents• Length from source• Etc.



Heat PumpsAir

SourcedGround

Sourced

Perfectly Clear?Oh, Sorry !

Let’s go to the cartoon……



Let’s Watch the Video………….

https://www.youtube.com/watch?v=14MmsNPtn6U&t=22s

https://www.youtube.com/watch?v=14MmsNPtn6U&t=22s

Elements of maintenanceHVAC- Continued

SEER Ratings(Seasonal Energy Efficiency Ratings)

1980 61985 71991 82005 122013 132017 17

Filters-Change when you switch from

heating to cooling cycles (2x / yr)

Warranties & How they worknew wrinkles

Programmable ThermostatsGet one !

Reasons You can’t fix your HVAC

1. It will void any warranty

2. It’s high voltage3. You can’t buy the

fried control board or leaked refrigerant gas

Reasons You can fix your HVAC

1. You completely understand the previous video

2. You have a Mechanical Engdegree


Electrical-

Breakers & Mini-breakers

AMOUNT OF SERVICE 1950’s 50 amps1960’s 150 amps1970’s 200 amps1990’s 400 amps

Service Depends on number of breaker slots In panel box

WireCopper vs. Aluminum

Junction BoxesPlastic vs. metal

Usual Electrical IssuesCrittersDead outlets Loose wires in outlets


Ohm’s Law &

Basic Circuit Design

low voltage (read LED’s) changes everything

Reasons You shouldn’t design circuits & loads:

You can’t / won’t do the Math

Start-up amps

Smart Houses- The Future is here………..And there’s an app for it

Through yourphone

computervoice

For Lighting

For Security

For Climate Control

For home inventories

For monitoring equipment

Smart Outlets

New ProductsL E D

(Light Emitting Diode)

Ceiling PanelCeiling Flood Strings

Low Energy * Programmable * No HeatFlexable – Durable - Inexpensive



Single FamilyMulti familyRenovationRemodeling

Maintenance





Common Residential problems

The big three1. Moisture2. Critters3. Life spans

Moisture

Precip 1990-2017 Aver 50”/yr

Rel humid sum 1990-2017 aver 78%

All organics soak waterIncluding Insects & rodents

Mold starts growing in media with at least 18 % moisture

Wood rot starts at 22% Moisture

Ac ducts condense moisture at about 1 pint/hr/10’ run

Affects mostly crawl spaces, decks, siding and

trim

solutions

Higher crawl spacesCrawl space fans

Cut back/ remove treesPositive crawl space drainage

Poke holes plastic “cups”Power wash siding

during low humidity

Houses are not WaterproofThey only shed water

Common problemsThe big three

MoistureCrittersLife spans

Insects(Termites & Roaches)

Tunnels

Rodents(Squirrels/Rats/Mice)

Love damp crawlspaces

All Love attics for nests

birds(Wrens/ finches)

Rabbits(draw others) Feral cats

(Don’t feed)



Common problems

termites


Active colony

2” x 10” Floor Joist

Must have constant moisture to live

Common problemsThe big three

MoistureCrittersLife spans

Depends on

• Quality of materials• Periodic maintenance• Local environment• Usage

Warranties:

• Unlicensed – none• Licensed- 1 yr after compl• Equipment pass-thru varies

Every engineered product

Has a designed lifespan

most provide a warranty to end user for a portion of

Lifespan used

“Your use of our product may alter its life expectancy and the provided warranty.”

(Old Salesman’s disclaimer)

Go on, Go on, You saw the lady with a mustache. To see the bearded lady, you have to pay more. Quality pays you know. WC Fields


Common problemsThe lesser two

Products are designed for wide application, but not every application

Conflicting local and federal rules can result in less optimal results

Local tradesmen may not follow the manufacturers instructions

Products can be used in unintended applications that don’t work.


IncompatiBLE ProductsContractor error

Common problemsThe lesser two

Lack of product knowledge and training

“Git-er-dun” philosophy

Time of completion trumps quality

Lack of coordination between trades

Inability to think through problems

Incompatible ProductsContractor error


Common problems

Dates at least back to the Code of HammurabiUS- City of Baltimore 1859, Chicago Fire 1871Hurricane Andrew- Florida

A word about the Building code

“It meets Code, it passes”

the Building code is a minimum standard

One step less in any area and the house is condemned

From habitation

Yea!! Our house

got a D-

Building Code Fire Code Mechanical Code Plumbing Code Electrical Code


HISTORIC CODES

The Code of Hammurabi (circa 2000 B.C.)

One of the oldest known writings of early civilization is the Code of Hammurabi. Hammurabi was the founder of the Babylonian Empire over 4,000 years ago. The portion of the Code of Hammurabi which related to buildings read:

228: If a builder build a house for a man and complete it, that man shall pay him two shekels of silver per sar (approx. 12 sq. ft.) of house as his wage.

229: If a builder has built a house for a man and his work is not strong, and if the house he has built falls in and kills the householder, that builder shall be slain.

230: If the child of the householder be killed, the child of that builder shall be slain.

231: If the slave of the householder be killed, he shall give slave for slave to the householder.

232: If goods have been destroyed, he shall replace all that has been destroyed; and because the house was not made strong, and it has fallen in, he shall restore the fallen house of his own material.

233: If a builder has built a house for a man, and his work is not done properly and a wall shifts, then that builder shall make that wall good with his own silver.

The Code of Hammurabi though quite harsh by today's standards, shows that civilization has tried for 4,000 years to bring about some control over building safety.


Common problems

FACT: Most Va. Localities require a building permit for any replacement

factYou take out the

permit and the locality holds you responsible

for meeting permit

requirements

Building Permits and Code inspections

FACT: Many repair men don’t have a license capable of pulling a permit

FACT: Any homeowner can pull a building permit on his/her home

FACT: The permit holder is responsible for inspections & meeting code


Common problemsReviews and Code Inspections

Usual Review & ApprovalsSite PlanErosion & Sedimentation Control PlanStorm water Management PlanArchitectural & HOA approvals

Usual InspectionsRough-In CompletionFinal

Site Plan & E/S Land Clearing > 2,000 sfFooterFoundation & Crawl Sp

FramingRoofingElectricalPlumbingMechanicalInsulationSpecial

X

XXXXX

XXXX

XXXXX

X

XX

XXXXX

Dominion will not set meter and energize house without a

Call Before You DigVa811.com

Dial 811 in Virginia

Call miss utility

Common problems

The have their place in finding: • Gross flaws in plain sight• Symptoms • Items that previously met code

(but do not now).

A word about home inspectors

They have their limitations in • Using a check-off template method• The amount of time they spend.• Looking behind the symptoms• Understanding system problems

Always order a full report

A state license in any area is no guarantee


Contracting 101

Levels of Service insurance

No bus. licenseHandyman

Licensed but no InsuranceClass “B’ or “C” license

Unlicensed Contractor

Tradesman-man. rep.

Licenses

no insurance

Licensed Class “A”

bus. license gen. liability

Maybe gen. liability

gen. liability

gen. liabilityWorkman’s Comp


Contracting 101

Types of Contracts

Disclaimer: I am not an attorney- always

seek legal advice

Oral

Written- informal

Estimate/quote sheet

Written Semi-Formal

Written formal

Elements of construction Contracts

required

Legally competent partiesMutual agreement

ConsiderationLegal purpose

protective

Full work descriptionSpecification of productsMethods of installation

Time required & any penaltyWork be fully complete

Standard of quality expected


Contracting 101

Methods of contracting

Disclaimer: I am not an attorney- always

seek legal advice

Fixed Fee

Cost Plus

Competitive Bid

Design-build

Pros & Cons(or Trying to Con the Pro)

You know Cost You don’t Get savings

Hybrids

You know costs You don’t Get rebates

Project may take longer

Open Book & Fee for Services

Semi-Fixed PriceChange orders

Requires detailed documents

You know Cost Requires an Accountant’s mind

Fewer change ordersLonger planning phase


Contracting 101

Basic construction business tenents:

1. Use other people’s money2. Get as much as you can

upfront3. Add profit to everything4. Use the next job to pay for the

last job , if you have to

administration

Small contractor realities1. Chronically under capitalized-

cash basis2. Chronically bad business people3. Little understanding of

accounting4. Chronically understaffed5. May have supplier liens against

past work6. Usual and customary to

trade is not quality

Small contractor practices

1. Ask for 50% as an advance for materials

2. Ask for frequent payments3. Promise anything- there’s always

an excuse4. Always work on the job nearest a

billing point5. As long as it looks good and

passes inspection, it’s quality.

Rise of the FranchiseOne Hour Serve ProMichael & Son Mr. Electric Mr. Sparky Window World


Contracting 101

Mechanic’s lien waiver

When in an owner/contractor agreement, it prohibits the contractor from filing a lien on that work

When in a contractor’s agreement with a sub or supplier, it prohibits subs and suppliers from filing a lien-extremely rare in residential construction.

Liens & Lien WaiversMechanic’s Liens

1. A lien by an involved party against a project, usually in residential projects, a claim for unpaid labor and/or materials

2. Seek an attorney ’s help

(You may file a lien, but will you be able to perfect the lien in

court and collect ?)

Mechanic’s Lien waiver form

A legal document signed by all owed money to a project that they are paid or will waive future payment for past work via a mechanics lien. Must be executed for each draw to protect against a lien.


Industry Trends

Builder Consolidation

Widening affordability /cost gap

More expensive

Smaller lots & homes

Fewer lifetime moves

More Standardization & components

More customization

Energy efficiency

NAHB loses Potency& Local small

builders

More Solar

Smart, connected houses


Morf complexity

Stricter codes & regulations





GENERAL HOUSE MAINTENANCE CHECKS TO IMPROVE COMPONENT LIFE

Area Maintenance Check or item Frequency Comment

Cleaning Dust MonthlyElectrical Check for Frayed Electric Cords Yearly

Electrical Check for Loose Outlet Wires 5 YrsWires can work free from heat expansion/contraction

Electrical Test GFI Outlets and Circuit Breakers Yearly

Exterior Re-finish Deck 3-5 Yrs As deck color fades or floorng cracksExterior Powerwash House 2-3 Yrs As mold and mildew are apparentExterior Re-caulk Broken Exterior Window Caulking YearlyExterior Repaint/Restain Wood Siding 7-10 Yrs

Exterior Epoxy/Fill All Driveway, Sidewalk Cracks YearlyCracks smaller than 1/8" won't accept fill

Exterior Replace Warped Exterior Wood Stair Treads Yearly Or as needed to prevent trip hazards

ExteriorCheck for Exterior Wood Trim Decay & Replace Yearly

Exterior Check for Brick Foundation Cracks Yearly

Exterior Check for Water in Crawl Space YearlyAnd remove (usually by hole in plastic dimple

Exterior Remove Spiders/Insects from Crawl Spaces 2x Per YrExterior Check by Sight for Joist Mold & Mildew 2x Per Yr Look for black, blue or yellow stainsExterior Check for Termite infestation Yearly Look for termite tunnels

An Ounce of prevention is worth a pound of cure

Benjamin franklin- 1736

A complete list is found as the file: General house maintenance checks .pdf On the Osher website for this course




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