UNIT 16: BASIC CONSTRUCTION

Wood-frame construction is most popular in North Carolina because it

(1) has flexibility of design, (2) costs less, (3) is easy to insulate, and (4) takes less time to build.

The major types of exterior doors include:

(1) the flush door that is of smooth finish construction and appearance; (2) the panel door that has multiple raised or indented panels; (3) the sliding glass door that is frequently used as access to patios or decks; and (4) the French door that provides a more upscale decorative door with glass panels

There are three basic types of windows:

(1) the sliding windows that have sash units that slide either vertically (sometimes called double-hung) or horizontally past each other to open or close the window opening; (2) the swinging windows that include the casement (a sash unit is hinged on one side to fully swing outward), jalousie (glass louvers), hopper (hinged on the bottom), and awning (hinged on the top) styles; (3) the fixed windows that do not open include bay, bow, picture, and Palladian styles.

Because North Carolina is home to many wood-destroying insects, builders must be very careful to protect structures from damage from such pests.

-All firewood or wood materials must be removed from around the foundation construction site and the decking of the residence to discourage termites and other wood-destroying insects. -In new construction, the soil near the foundation walls and piers must be chemically treated. Any lumber used in the construction that comes in contact with the ground must be pressure-treated. Frequently, the company that treats the soil will offer a termite bond that is renewable and transferable to provide infestation protection warranty.

Footings

-Footings are the lowest part of construction and serve to spread the weight of the structure over the ground. -The foundation rests on footings, which are usually made of concrete that is poured into trenches or forms that have been dug or placed beneath the soil line. Footings must be wider than the structure being supported and are typically 16 inches wide and 6 inches to 8 inches deep. The bottom of each footing must be located below the frost line to avoid the shifting that can be caused when the ground freezes.

The most common types of roofing materials are:

-composition shingles (made of asphalt and fiberglass), -wood shingles or shakes, -layers of roofing felt interspersed with tar or asphalt (called a built-up roof). **Sometimes, the same sheathing that is attached to the exterior walls for insulation purposes also is attached to the rafters and is called decking. **The gable roof is the most common roof design

A few basic architectural styles maintain high levels of popularity, including the

-one-story, or ranch-style, home; -the split-level home; -and several types of two-story homes, such as the Cape Cod, colonial, and French provincial.

The elements of the framing consist of

-the floors -the walls -the ceiling -and the roof.

The three major types of foundations found in North Carolina include the following:

1. Crawlspace 2.Basement 3. Concrete Slab

Certificate of Occupancy (CO)

A certificate issued by a government authority stating that a building is fit for occupancy and there are no building code violations; the end result of a successful building permit. -A broker listing a property that has had additions or major improvements should verify that the work was permitted. Unapproved space is a material fact since unpermitted space may have to be taken down or pass inspection retroactively and may not be insurable.

insulation

A substance that reduces the transfer of thermal energy. -keeps in the heating and cooling of the house. -Materials used to insulate homes include batts or blankets of insulating materials (which come in rolls), loose fill insulation (which is blown into open spaces) or foam. In addition to this interior insulation, the sheathing or house wrapping materials used under the exterior covering of the building would add extra insulating value. Of course, any materials containing asbestos are prohibited.

Roof Framing

Ceiling joists Rafters Ridge Boards -Ceiling joists are attached to the top plate of the wall and carry the weight of the roof. Rafters, the sloping members of the roof frame, connect the ceiling joists and the ridge boards (the highest part of the construction). -The rafters support the decking or other roofing materials. An alternative method to using ceiling joists, rafters, and ridge boards is truss framing. The roof truss is a prefabricated triangular structure that serves the same functions as the ceiling joists, rafters, and ridge boards but is easier and quicker to install. -The overhang of the roof is called the eave, which is made up of the fascia board, the soffit, and the frieze board. Gutters are usually attached to the fascia board. Ventilation for the attic is usually located in the soffit of the eaves. The frieze board is a sometimes decorative board at the top of the exterior wall directly under the soffit that prevents penetration of the elements through the joint between the exterior wall and roof.

T/F?- Before a structure can be occupied, the North Carolina building code requires that a certificate of eligibility must be issued.

FALSE- Before a structure can be occupied, a certificate of occupancy must be issued.

T/F?- Footings are made of masonry block and may be used to support the flooring between the foundation walls.

FALSE- It is piers that are used to support the flooring. Footings are made of concrete that is poured into trenches that have been dug beneath the solid line. The foundation rests on footings.

T/F?- The only legal way to heat a home in North Carolina is by heat pump.

False Explanation While heat pumps are very popular in North Carolina, there are many acceptable methods of heating, such as solar panels and electric baseboard heating.

T/F?- Cape Cod style is characterized by easier maintenance and one-story design.

False Explanation- It is ranch homes that have easier maintenance and one-story design.

Foundation walls

Foundation walls rest on top of the footings and provide a surface upon which the flooring is built. Foundation walls are usually made out of poured concrete, masonry block, or brick and are typically 8 inches to 12 inches thick.

Interior finishes

Interior finishes are mostly a matter of cost and taste. There is a wide variety of interior finishes—one suited for every budget. Drywall or gypsum board that has been textured and painted is a typical finish for interior walls, as is wood paneling. Ceilings may be finished with Sheetrock®, acoustical tiles, or tongue-and-groove boards. Floors are usually finished with hardwood strips, ceramic tiles, carpeting, or vinyl. Moldings, such as baseboards and casings, are used to finish the seams between the walls and the floors and the areas around doors and windows. Crown molding is used to cover the joint between the walls and the ceiling and can be quite elaborate.

HUD Minimum Standards

North Carolina uniform building codes are subject to change periodically as are HUD minimum standards. A broker working with a buyer who wants to obtain FHA and/or VA financing should always check to ensure that the property meets both standards before an offer to purchase containing provisions for FHA or VA financing is presented to a seller.

Piers

Piers (columns), usually made of masonry block, may be required to support the flooring between the foundation walls when a crawlspace or basement construction is used.

siding

Siding protects the home from the elements and provides a pleasing look. -EXAMPLE- wood-manufactured hardboard (e.g., Masonite®), brick veneer, fiber cement board, vinyl, aluminum, stucco, or synthetic stucco (e.g., EIFS

Wall framing

Studs Sole Plate Top Plate Headers -Wall framing consists of studs, vertical lumber spaced about 16 inches apart. -The sole plate connects the studs to the flooring; -the top plate connects the studs to the ceiling framing. -Headers, two pieces of lumber joined together to form a beam, are used to give extra support to wall framing where a window or door will be positioned. This type of framing is called platform framing. Two other less typical types of framing include balloon framing and post and beam framing. With balloon framing, a single system of lengthy wall studs is used. The studs run from the foundation up to the ceiling (through both the first and second stories). With post and beam framing, extra-large framing members are used—either 4 × 4 inch or 6 × 6 inch. These large posts can be placed farther apart than the traditional 16-inch distance between wall studs.

T/F?- A general contractor's license is required in North Carolina for building a structure for others that costs more than $30,000.

TRUE- A general contractor's license is required in North Carolina for building a structure for others that costs more than $30,000.

T/F?- The lowest horizontal wooden part of framing is called the sill.

TRUE- The floor framing consists of the sill, pieces of treated lumber that are placed on top of the foundation walls. They are the lowest horizontal wooden part of the framing.

T/F?- Two-story homes are the most economical to build on a cost per square foot basis.

True Explanation- Two-story homes offer twice the living area for the cost of only one foundation and room, so they are the most economical to build

basement

are basically story-high crawl spaces that may be used for storage or living space, depending on the quality of finish used. While basement space is popular, it is also expensive to construct, especially in the central and eastern parts of North Carolina due to the high water table and the additional excavation below the frost line.

Floor Joists

are then attached to the sills at 16-inch or 24-inch intervals. Because the floor joists must support the entire weight of the floor, they typically cannot span the entire width of the structure. Instead, GIRDERS, which rest on top of piers, are used to support the joists between sills. The subfloor is then attached to this system of joists and girders. The SUBFLOOR is usually made of sheets of plywood or pressboard, which are laid on top of the joists and girders. Finally, the subfloor is covered with the floor covering, such as vinyl, carpeting, tile, or hardwood strips.

floor framing

consists of the sill (the lowest horizontal wooden part of framing), pieces of treated lumber that are placed on top of the foundation walls.

concrete slab

is flat, horizontal, reinforced with steel bars, and poured directly on the level ground to create the foundation without use of a crawlspace or basement.

crawlspace

low space beneath a floor of a house. -Foundation walls with a crawl space are very popular in North Carolina residential construction. Lifting the living space above the ground aids with ventilation, moisture control, and prevention of pest infestation. Proper ventilation of the crawl space through the adequate use of foundation vents works in conjunction with proper grading of the soil to drain moisture away from under the building. Additional moisture control may be accomplished by waterproofing the foundation walls and/or installing a vapor barrier in the crawl space.

Ranch-style homes

offer easy accessibility and maintenance because everything is on one floor. Owners have no need to make frequent trips upstairs or to use high ladders to paint second-story exterior surfaces. Although ranch houses are usually moderate-sized and affordable, they are the most expensive to build per square foot because the two most expensive elements of a house, the roof and the foundation, must cover the same amount of space as the living area of the house.

The split-level home, sometimes called a tri-level,

takes advantage of uneven terrain with a minimum of grading to prepare the lot. Two-story homes are the most economical to build on a cost per square foot basis because they offer twice the living area for the cost of only one foundation and roof. A story and a half (1½ story) house functions much like a two-story residence except that the upper level's ceiling is the underside of the roofline, and there is no attic space above that living area. Just due to height of the construction alone, maintenance and access of multilevel homes is more difficult than a single-story home. Contemporary designs usually combine elements of one-story, two-story, or split-level homes with a lot of open space, multilevel rooflines, and skylights or windows. Contemporary designs are particularly popular in scenic areas due to the generous use of large windows.

sill

the lowest horizontal wooden part of framing

The insulation value of materials is expressed as an R value. The higher the R-value,

the more resistant the material is to the transfer of heat. Building codes require different elements of each home to have different minimum R-values. For example, North Carolina building codes require R-19 insulation in floors, R-13 in walls, and R-30 in ceilings. Higher R-values are required in the colder, mountainous sections of the state. -In addition to installing the appropriate insulation throughout the building, property owners are wise to weatherstrip around exterior doors and windows. Weatherstrips of felt, metal, or other substance are used to block drafts between the door or window sash and the casing. Caulking around openings can also reduce energy loss.

The major components of window and door framework are the same:

the sill is the bottom, the JAMB is the side, and the header is the top of the framing. -In a window, the glass panel that moves is the SASH. The sash used to be composed of several small rectangular windowpanes that were joined together by pieces of wood. -The cross hatch of dividing wood is comprised of the muntins (horizontal pieces) and the mullions (vertical pieces).

Sheathing

to build the exterior walls -added to the wall framing to insulate the house from the elements. -Several types of materials are used for sheathing, including particleboard, foam sheathing, and plywood. -Exterior siding is then added to the sheathing.

In addition to providing access, exterior doors add to the style of a home. Exterior doors are usually made of

wood, steel, or a combination of wood and glass (such as French doors) with a solid core for maximum insulation value.