Transcript Residential Building Construction

Residential Building Construction
Barbara Grodaes
September 23, 2002
Build it, and they will come!
1
Basic Knowledge of Product
Know definitions and key words
Develop an awareness of construction
Do NOT set yourself up as an expert unless
you do have expertise
Residential construction components can
positively OR negatively affect
marketability
September 23, 2002
Build it, and they will come!
2
Structure
Structural components of residence:
Foundation
Walls
Floors
Roof
September 23, 2002
Build it, and they will come!
3
Foundation
In Alberta, foundation usually poured
concrete or preserved wood
Foundation rests on footings or pilings to
keep it from sinking
Problems that can occur are related to
movement due to inadequate lateral support
or poor backfilling
September 23, 2002
Build it, and they will come!
4
Foundation - Possible Problems
Basement leakage, often a result of
improper landscaping, inadequate
downspouts and/or lack or failure of
weeping tile
Look for patching material, water stains
and/or mold on an interior wall,
efflorescence (white deposit) flags
September 23, 2002
Build it, and they will come!
5
Joists, Sub-floor, Walls
Sit on the foundation
Must supply support to prevent floor
sagging
Generally joist are 2x8, 2x10 or 2x12
Wood frame walls carry the weight load
from the roof to the foundation
September 23, 2002
Build it, and they will come!
6
Roof System
Roof and rafters serve to transmit the roof load to
the bearing walls
Must be properly designed to prevent the roof
from buckling
Major problems areas are condensation and
weight
Must be kept well vented
Must be covered with sheathing and covering
usually shingles, shakes or tiles
September 23, 2002
Build it, and they will come!
7
House Exterior
Can be a number of material such as vinyl,
wood, metal siding, brick, brick veneer,
stucco
Concrete foundation wall below exterior
finish but above grade is covered with
parging
Grade of the lot can correct leakage
September 23, 2002
Build it, and they will come!
8
Insulation
Good insulation will keep heating costs
down
Insulation levels are known as R-values
which indicates how resistant a material is
to heat transfer
Ask owner if they have upgraded the
insulation as they can differ a great deal
Water is the major problem for most
insulations and need good ventilation
September 23, 2002
Build it, and they will come!
9
Windows
Windows provide maximum light and
ventilation, however, they increase heating. A
pane is called glazing and are usually double
glazed
Fixed, casement, awning, and sliding
windows are popular
Good windows are expensive, and windows
in general are expensive to maintain
September 23, 2002
Build it, and they will come!
10
Electrical System
Many homes have upgraded their electrical
systems and this is important for safety
Each household receives 240 volts which is
broken down to 120 volts for appliances
Each circuit must be protected from
overloading which could cause fire – done
using fuses or circuit breakers
September 23, 2002
Build it, and they will come!
11
Electrical continued
Special type of outlet called Ground Fault Circuit
Interrupter (GFCI) is a device which can detect
small variations in current flow and shut off the
current automatically.
Prevents electric shocks resulting from water and
electrical current in close proximity (pools,
washrooms, kitchens)
Most wiring is copper. Beware of aluminum wiring
as there are concerns which can be looked after
using special connectors, CU/AL connectors
September 23, 2002
Build it, and they will come!
12
Heating System
In Alberta, a good heating system is
necessary
Vast majority done by natural gas furnaces
which burns gas and transfers heat to the air
using 3 major components:
The heat exchanger, the blower and the burner
Good idea to suggest that the furnace be
inspected by the gas company
September 23, 2002
Build it, and they will come!
13
Plumbing
The plumbing system brings water in for drinking
and washing and takes it away through the sewer
system
Water supply comes under pressure through the
water main
Most piping is in the walls and difficult to inspect
Piping usually copper, however plastic is becoming
popular – watch out for gray piping
September 23, 2002
Build it, and they will come!
14
House Styles
Bungalow, Bi-Level (raised bungalow),
Split Entry (bi-level), Split-Level (threefour- or five-levels), Two-Storey, TwoStorey Split, One and One-Half Storey
Other homes such as single family
detached, condominiums, duplexes,
manufactured or mobile homes attached/
unattached
September 23, 2002
Build it, and they will come!
15
Advantages of Styles
Bungalow – all usual living area on one floor appeals elderly
and young families, basement easy to develop (expensive)
Bi-Level – raised bungalow, developing basement the larger
windows allow in more natural light (expensive –
roof/concrete)
Split-Level – bungalow plus half raised, gives separation of
living space with easy communication
Two-Storey – more total living space economical
Two-Storey Split – variation of two-storey combines
advantages of bungalow and 2-storey
One and One-Half Storey – bungalow with very high
pitched roof where the attic is developed
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September 23, 2002
Build it, and they will come!
Measurement
Living area measurement, calculated by the
outside wall dimensions
Total living area (total floor area) in the square
area of the floors above grade – this main living
area does NOT include porches, decks, patios
(closed/not) garages, carports, cold rooms in
basement and other areas avobe ground that are
not serviced with heating and electricity
To be considered, room MUST be above grade
and have a permanent foundation beneath
September 23, 2002
Build it, and they will come!
17
Measurement cont.
Floor area is counted only to the extent that it is
usable
Cantilevers, bay / bow windows and dormers all
have rules governing measurement
Check the Residential Commercial Measurement
Guidelines handbook
Realtors must be able to measure homes and
recognize defects in order to competently advise
client with basic knowledge
September 23, 2002
Build it, and they will come!
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