California Real Estate Principles Chapter 14: Residential Design & Construction

crawl space

1. The space between the ground and the first floor, often found in homes with no basement. 2. The space found between the top floor and the roof, often found in the place of an attic. (See construction terms)

Certificate of Occupancy (CO)

A certificate issued by a governmental authority indicating that a building is ready and fit for occupancy and that there are no building code violations.

drywall

A construction material used as a basis for interior walls in a home. Drywall is composed of an inner core of chalk with a paper facing on each side. (See construction terms)

Gambrel Roof

A curb roof, having a steep lower slope with a flatter upper slope above.

downspout

A downspout is a drain pipe or similar conduit to allow water to flow from the rain gutter at the edge of the roof to the ground. (See construction terms)

Residential Lead-Based Paint Hazard Reduction Act

A federal law that requires sellers and landlords to disclose known lead paint hazards for homes built before 1978.

gutter

A gutter is the trough along the roof line of a structure that collects rainfall, which is diverted to a drainage pipe that carries the water to the ground and away from the structure.

flat roof

A horizontal roof; often found on commercial or industrial occupancies.

joists

A joist is a heavy piece of horizontal timber to which the boards of a floor or the lath of a ceiling are nailed. Joists are laid edgewise to form the floor support. (See construction terms)

energy efficiency ratio (EER)

A measure of an electrical appliance's energy consumption found by dividing its capacity measured in British Thermal Units (BTUs) by the number of watts of electricity needed to run it. Information on the EER in a variety of applications can be found at www.eere.energy.gov/consumer

asbestos

A mineral once used in insulation and other materials that can cause respiratory diseases. Asbestos has been classified as carcinogenic, meaning cancer causing.

uniform codes

A national building code published by the International Conference of Building Officials. It has been adopted in part by municipalities throughout the United States, but used mostly in the western states. (See building code)

radon

A naturally occurring radioactive gas that comes from the breakdown of radioactive substances in the soil. It suspected of causing lung cancer.

Hip Roof

A pitched roof with sloping sides and ends.

gable roof

A pitched roof with two sloped sides

minimum property requirements (MPRs)

A regulation imposed by the US Federal Housing Authority (FHA) that requires a minimally acceptable property condition for FHA-insured or VA-guaranteed loans; usually determined by compliance with loan building codes.

pyramid roof

A roof wherein the four sides are sloping towards the center terminating at a point

saltbox roof

A roof with two sloped sides but the rear portion extends down to cover a first floor addition. Also named after and item in the colonial kitchen.

Jalousie Window

A series of horizontal, adjustable glass slats fastened to a metal frame.

sill

A sill is the wood member placed directly on a foundation; in California, state law requires anchor bolts to fasten a sill to the foundation for earthquake safety. (See anchor bolts, foundation)

home energy rating system

A standardized system for rating the energy efficiency of residential buildings. (See HERS score)

manufactured home

A structure built on a permanent chassis and designed to be used as a dwelling, with or without a permanent foundation, when connected to the required utilities, and includes the plumbing, heat. Manufactured Housing Institute

R-value

A term used to describe the effectiveness of various kinds of insulation to indicate their resistance to heat flow. If more than one layer of insulation is used, the R-value of the individual layers are added together to indicate a total R-value.

perc test

A test of soil to determine if it will absorb and drain water adequately to use a septic system for sewage disposal.

center pivot window

A window that is hinged in the middle and opens from the center.

awning window

A window that swings open from the bottom because it is hinged on the top.

building codes

An ordinance that specifies minimum standards of construction for buildings to protect public health and safety. (See construction terms, Uniform Building Code)

EXERCISE 14-1: Broker K wants to sell a listing, but knows that the house needs some foundation repair work. With the owners' approval, and for a small fee, K hires a work crew that places new support jacks under the house and rebuilds some of the foundation walls. K supervises the entire job. Do you see any problems with this arrangement?

Answer: Broker K may be charged with contracting without a license. Such extensive repairs surely cost more than $500; K does not qualify for any exception from the Contractors' License Law.

masonry

Any construction material or methods involving bricks and mortar or related materials. (See construction terms)

backfill

Backfill is the dirt placed against the foundation of a structure after the concrete used to create the foundation wall has cured and the wood forms in which the concrete was poured have been removed. (See foundation)

foundation

Base of building, typically of poured concrete consisting of walls or footings. (See anchor bolts, sill)

anchor bolts

Bolts that fasten the sill plate of a wood-frame house to the house's foundation, required in California since 1931 for all new construction as an earthquake safety measure. (See foundation, sill)

California department of public health

California agency that regulates construction activities affecting the water supply and other public health issues; formerly part of the California Department of Health Services. The California agency that regulates insurers. Information can be found at www.cdph.ca.gov

plasterboard

Drywall; interior wall finishing material.

brownfields

Economically depressed urban areas suffering from real or perceived hazardous material contamination.

fire stops

Fire stops are wood blocks placed at intervals between wall studs to slow the spread of fire.

Urea formaldehyde

First used in building materials, particularly insulation, in the 1970s. Gases leak out of the urea-formaldehyde foam insulation (UFFI) as it hardens and become trapped in the interior of a building. It is no longer used because emissions were found to be a health hazard. (See formaldehyde)

girders

Girders are the beams that span foundation walls and footings to provide support for the floor of a structure.

wallboard

Interior wall finishing material.

FRENCH PROVINCIAL ARCHITECTURE

Large, with white brick or brick and stucco exterior Hip roof Two stories, possibly with dormers

Homeowner's Bill of Rights of 2004

Law enacted after 2003 Southern California wildfires to clarify rights of homeowners under homeowner insurance policies.

mold

Molds are simple, microscopic organisms that are present virtually everywhere both indoors and outdoors. Molds are fungi and are needed to break down dead material and recycle nutrients in the environment. For molds to grow and reproduce they need only a food source such as leaves, wood, paper, or dirt - and moisture.

dutch colonial architecture

One and one-half or two and one-half stories Distinctive gambrel roof Dormers

Contemporary Architecture

One or more stories Wood, stucco, or masonry exterior finish Roof low-pitched or flat Minimal decoration Open floor plan

California ranch

One story Wood or masonry exterior Built on concrete slab or shallow crawlspace Attached garage on concrete slab

orientation

Orientation is the placement of a structure on a site, ideally to take maximum advantage of street frontage, view, and access to light and air.

lead based paint

Paint, no longer allowed for use in buildings or products, that contains lead. Information on lead found in paint, dust, and soil is available at www.epa.gov/lead.

platform frame

Platform frame is a construction technique in which each floor of a building provides support for the floor above it.

post-and-beam frame

Post-and-beam frame is a construction technique in which interior posts support ceiling boards, allowing for more open space within a structure than is possible with other forms of construction.

rafters

Rafters are beams that extend from the ridge line of a roof to the eave. 2. A roof structural support system using "2 by" wood components that are nailed together (as opposed to trusses that are connected using press-on metal plates).

ridge board

Ridge boards are beams that run along top of roof.

sheathing

Sheathing is insulating and bracing material, such as plywood, applied to exterior walls of wood-frame structures, to which exterior finishing material, such as siding or masonry, is applied.

flashing

Sheet metal or other impervious material used in roof and wall construction as a barrier to water seepage. (See construction terms)

siding

Siding is an exterior wall finishing, applied in horizontal boards that can be made of wood, aluminum, vinyl, or a composite material.

solar heating

Solar heating is a system that uses the warmth of sun; passive when sunlight is allowed to warm tiles or other materials; active when water is passed through a solar collector, then recirculated.

department of housing and community development

State agency that carries out California's State Housing Law by adopting building standards and administrative regulations that ensure safe and durable housing while safeguarding affordability.

California Solar Initiative (CSI)

State law effective January 1, 2008, that requires municipal utilities to offer a solar incentive program to customers

stucco

Stucco is a type of plaster used for exterior wall finishing.

studs

Studs are vertical wall supports; wood studs are used in a wood-frame structure and steel studs are used in a steel-frame structure.

frame

Support posts, beams, and roof members, typically wood in residential construction; steel-frame construction is common for commercial structures and is also used for homes.

California department of insurance

The California agency that regulates insurers. Information can be found at www.insurance.ca.gov

Environmental Protection Agency (EPA)

The US federal agency with a mission to protect human health and the environment.

eave

The eave is the portion of a roof that extends over the exterior wall. (See construction terms)

soffit

The finished underside of the eaves. A small ceiling like space, often out of doors, such as the underside of a roof overhang.

Contractor's State License Board

The state agency that licenses and regulates building contractors.

bracing

Use of one or more construction methods, such as plywood wall sheathing, to enable a structure to withstand the pressures caused by high winds and earth movement. Information on bracing systems can be found at the Web site of the Engineered Wood Association.

insulation

Use of wrapping and filling materials to reduce heat conductivity and improve energy efficiency of buildings and building components; measured in R-value. (See R-value)

building paper

Waterproof paper used between sheathing and roof covering

Spanish Architecture

White or pastel stucco exterior One story (two-story Santa Barbara or Monterey style) Brown or orange tile roof Courtyard Wrought-iron trim and fencing

fixed window

Window that DOES NOT OPEN.

sliding window

Windows in which the sashes slide either vertically or horizontally

colonial American or cape cod architecture

Wood siding with shutters One to two or more stories Steep-pitched, wood-shingled roof Shed addition Dormer windows Multipaned glass windows, usually placed symmetrically in relation to front door

Queen Ann victorian architecture

Wood, with elaborate decoration More than one story White, pastel, or deep colors typical of the era High-ceilinged rooms Leaded and stained-glass windows Front porch, sometimes wrapping around side of house

building permit

Written governmental permission for the construction, alteration or demolition of an improvement, showing compliance with building codes and zoning ordinances. (See construction terms)

A developer ordered two truckloads of backfill during the construction of a home. He ordered this for the purpose of (a)filling the area around the foundation. (b)landscaping. (c)septic tanks. (d)drainage.

Your answer: (A) is correct. Backfill is earth, or selected material such as aggregate, usually used to fill in around foundation walls after they are completed.

A builder was going to build a home on a 75' x 125' lot and wanted it to fit in relation to its surroundings. This placement would be known as (a)orientation. (b)elevations. (c)plottage. (d)topography.

Your answer: (A) is correct. Orientation is the placing or positioning of a structure on a lot with regard to exposure to the sun, prevailing winds, privacy, and protection from noise.

When considering the floor plan of a house, all of the following are considered desirable EXCEPT (a)all rooms in a line, with entry from one to the next. (b)each bedroom has a separate entry. (c)each bedroom has its own adjoining bathroom. (d)bedrooms are isolated from living areas.

Your answer: (A) is correct. The floor plan of a house should provide for both easy circulation and convenient access to living areas. The old "railroad" concept of all rooms in a line, with entry from one to the next, is highly undesirable. Each bedroom should have a separate entry, and the most luxurious plan gives each bedroom its own adjoining (en suite) bathroom. As much as possible, bedrooms should be isolated from living areas.

Studding in a single-family dwelling is usually (a)16" O.C. (b)8" O.C. (c)24" O.C. (d)6" O.C.

Your answer: (A) is correct. The letters O.C. stand for "On Center." Stud spacing is usually 16" O.C. This means that the distance from the center line of one stud to the center line of the nearest stud is 16" on center.

To protect homeowners against unfair practices of insurance companies, the legislature added the (a)Homeowner's Mediation Program. (b)Homeowner's Bill of Rights. (c)Homeowner's Reconciliation Act. (d)Homeowner's Remediation Standards of Practice.

Your answer: (B) is correct. Following the major Southern California fires of 2003, the legislature added the Homeowner's Bill of Rights of 2004 to the Insurance Code.

The most common style of manufactured home is the (a)colonial. (b)ranch. (c)contemporary. (d)victorian.

Your answer: (B) is correct. The most common style of manufactured home is the ranch.

Which of the following architectural styles adjoins or shares a common (party) wall with a neighboring house? (a)Southern Colonial (b)Spanish (c)Townhouse (d)English Tudor

Your answer: (C) is correct. A Town House or Row House typically adjoins or shares a common (party) wall with a neighboring house. See Architectural Styles illustrated in Section 6.

A roof which slopes downward to each side of the structure from the ridge line is called a (a)gable roof. (b)mansard roof. (c)hip roof. (d)gambrel roof.

Your answer: (C) is correct. A hip roof has four planes that slope downward on each side of the structure from a ridge line. See Figure 14.1 in Section 5.

B.T.U.'s would indicate (a)water output. (b)butane gas pressure. (c)heating output. (d)electrical resistance.

Your answer: (C) is correct. B.T.U. stands for British Thermal Unit. One BTU is the amount of heat required to raise one pound of water one degree Fahrenheit in temperature.

State building codes are enforced by (a)the California Contractors' Licensing Board. (b)the California Bureau of Real Estate. (c)the appropriate municipal or county governing authority. (d)the California Department of Health.

Your answer: (C) is correct. Building codes are enforced by the appropriate municipal or county governing authority.

Out of the total number of single-family homes purchased in the United States, manufactured homes account for (a)three-quarters. (b)half. (c)one-third. (d)one-quarter.

Your answer: (C) is correct. Manufactured homes now account for one-third of all new single-family home purchases in the United States.

Insulation materials are rated by their effectiveness according to their "R-value." The rating system is used to rate the material's (a)heat replacement rate. (b)energy efficiency. (c)resistance to flow of heat. (d)resistance to moisture.

Your answer: (C) is correct. The "R-value" rating system is used to measure a material's resistance to the flow of heat.

California regulates the building industry through (a)Building codes. (b)Contractor licensing requirements. (c)Both (a) and (b) are correct. (d)Neither (a) nor (b) are correct.

Your answer: (C) is correct. The State of California regulates the building industry through building codes and by requiring building contractors to be licensed.

Under the provisions of the Residential Lead-Based Paint Hazard Reduction Act of 1992, a buyer of residential property has a ____ day opportunity to have the dwelling tested for lead-based paint hazards. (a)Three (b)Five (c)Ten (d)None at all since the law does not make provisions for a buyer testing for lead after signing a purchase agreement.

Your answer: (C) is correct. The prospective buyer or renter must:receive an EPA disclosure pamphlet (or state-approved alternative),have ten days in which to arrange a property inspection, andsign a lead warning statement and acknowledgment.

The requirement to brace water heaters against falling or horizontal displacement due to earthquake motion applies to (a)replacement water heaters only. (b)new water heaters only. (c)all water heaters, new and replacement. (d)damaged water heaters only.

Your answer: (C) is correct. To help reduce earthquake caused damage to dwellings, California law requires that all water heaters be braced, anchored, or strapped to resist falling or horizontal displacement.

The metal used by builders to prevent the seepage of water at certain joints in buildings is known as (a)guttering. (b)draining. (c)stoving. (d)flashing.

Your answer: (D) is correct. Flashing serves as protection against water entering the building framework at valleys in the roof and at other critical joints between the roof and wall sections. Flashing is usually made of galvanized steel.

The word "percolation" deals with (a)coffee pots. (b)water mains. (c)smog. (d)water flow through soil.

Your answer: (D) is correct. Percolation refers to the returning of water to the land. It is important that a septic tank system has good percolation. Percolation also refers to the recharging of the underground water system (water table).

Which of the following is a wet, rather than dry, form of wall finishing? (a)Plywood (b)Wood paneling (c)Wallboard (d)Plaster

Your answer: (D) is correct. Plaster is applied wet to a framework of wood laths and wire. Plywood, wood paneling, and wallboard are all dry wall finishes.

When measuring the interior square footage of a house, the accepted standard is to (a)measure from the interior skin of inside walls. (b)include unfinished areas if they are covered. (c)always consider a garage as finished space. (d)measure from the exterior face of outside walls.

Your answer: (D) is correct. The Board of Standards Review of the American National Standards Institute (ANSI) has adopted a voluntary national standard for measuring square footage in singe-family detached and attached homes. The standard specifies that a person measure from the exterior face of outside walls.

mansard roof

a roof that has four sloping sides, each of which becomes steeper halfway down

hopper window

a window that is hinged at the bottom and swings to the inside of the house.

Town house or row house

own House or Row House Adjoins or shares a common (party) wall with neighboring house Found in cities or as part of a suburban development Exterior style variations possible, limited to front expanse and roofline

casement window

window with hinges at one side and swings outward

In applying the principles of the Easton v. Strassburger case, real estate licensees are obligated to give prospective buyers of certain real estate (a)a list of obvious defects and functional obsolescence. (b)a list of known defects and those that should be known. (c)a strong recommendation that the buyer obtain a home inspection. (d)a disclosure forcing the buyer to take the property "as is."

xYour answer: (B) is correct. The landmark case of Easton v. Strassburger gave rise to the Real Estate Transfer Disclosure Statement, which lists known defects and those which can be discovered by a reasonably diligent investigation of the accessible areas of the property.