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Residential Home SystemsLife Cycles
Residential Home Systems Life Cycles – Fall, 2020
Residential Home SystemsLife Cycles
Residential Home Systems Life Cycles – Fall, 2020
Residential Home SystemsLife Cycles
“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.
Residential Home Systems Life Cycles – Fall, 2020
Years decay by the seasonsMen decay by their yearsBoth have their same reasonsWe view them all in arrears
Instructor- Joe Cross
Residential Home SystemsLife Cycles
OR
PLANNED OBSOLESCENCE
Residential Home Systems Life Cycles – Fall, 2020
What you may learn
Residential Construction
Instructor- Joe Cross
• 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
Residential Home SystemsLife Cycles
Residential Home Systems Life Cycles – Fall, 2020
Residential Home SystemsLife Cycles
Residential Home Systems Life Cycles – Fall, 2020
How did Houses became so complex ?
Roofs pre-history
WallsSecurityDoorsHeatChimneysWindowsFloorsRoomsPrivacyStorageWaterWasteHot WaterCentral HeatTelephoneLightsElectrical GarageAir ConditioningEfficientConnected today
OriginallyAll we wanted Was shelter !
Residential Home SystemsLife Cycles
Residential Home Systems Life Cycles – Fall, 2020
Residential Home SystemsLife Cycles
Residential Home Systems Life Cycles – Fall, 2020
How did we build ?
We used available materials
Nature Provides
Residential Home SystemsLife Cycles
Residential Home Systems Life Cycles – Fall, 2020
Residential Home SystemsLife Cycles
Residential Home Systems Life Cycles – Fall, 2020
As functions increasedComplexity increased
Choices were made
Residential Home SystemsLife Cycles
Residential Home Systems Life Cycles – Fall, 2020
Residential Home SystemsLife Cycles
Residential Home Systems Life Cycles – Fall, 2020
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
Residential Home SystemsLife Cycles
Residential Home Systems Life Cycles – Fall, 2020
Residential Home SystemsLife Cycles
Residential Home Systems Life Cycles – Fall, 2020
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
Residential Home SystemsLife Cycles
Residential Home Systems Life Cycles – Fall, 2020
Residential Home SystemsLife Cycles
Residential Home Systems Life Cycles – Fall, 2020
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
Residential Home SystemsLife Cycles
Residential Home Systems Life Cycles – Fall, 2020
Residential Home SystemsLife Cycles
Residential Home Systems Life Cycles – Fall, 2020
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
Residential Home SystemsLife Cycles
Residential Home Systems Life Cycles – Fall, 2020
Residential Home SystemsLife Cycles
Residential Home Systems Life Cycles – Fall, 2020
Residential Home SystemsLife Cycles
Residential Home Systems Life Cycles – Fall, 2020
Industry specializesTo produce
ComponentsWorldwide
(especially China)
Who knew what bambooCould do.
With wood and acrylic glue
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 SystemsLife Cycles
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
Residential Home SystemsLife Cycles
Residential Home Systems Life Cycles – Fall, 2020
Residential Home SystemsLife Cycles
Residential Home Systems Life Cycles – Fall, 2020
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…
Instructor- Joe Cross
Residential Home SystemsLife Cycles
Residential Construction
Instructor- Joe Cross
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
Elements of maintenance
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
Elements of Decks
http://preservedwood.org/TechResources/SmartphoneApp.aspx
Treated Wood- Not so simple anymore
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
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
Elements of maintenance
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….
Elements of maintenance
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
Residential Home SystemsLife Cycles
Residential Home Systems Life Cycles – Fall, 2020
Residential Home SystemsLife Cycles
Residential Home Systems Life Cycles – Fall, 2020
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
Residential Home SystemsLife Cycles
Residential Home Systems Life Cycles – Fall, 2020
Residential Home SystemsLife Cycles
Residential Home Systems Life Cycles – Fall, 2020
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?
Residential Home SystemsLife Cycles
Residential Home Systems Life Cycles – Fall, 2020Residential Home Systems Life Cycles – Fall, 2020
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)
Elements of maintenance
HVAC- Heating, Ventilation, Air Conditioning
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.
Elements of maintenance
HVAC- Heating, Ventilation, Air Conditioning
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.
Elements of maintenance
HVAC- Heating, Ventilation, Air Conditioning
Heat PumpsAir
SourcedGround
Sourced
Perfectly Clear?Oh, Sorry !
Let’s go to the cartoon……
Elements of maintenance
HVAC- Heating, Ventilation, Air Conditioning
Let’s Watch the Video………….
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
Elements of maintenance
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
Elements of maintenance
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
Residential Construction
Instructor- Joe Cross
Single FamilyMulti familyRenovationRemodeling
Maintenance
Residential Construction
Instructor- Joe Cross
Elements of maintenance
HVAC- Heating, Ventilation, Air Conditioning
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)
Residential Home SystemsLife Cycles
Residential Home Systems Life Cycles – Fall, 2020
Common problems
termites
Residential Home Systems Life Cycles – Fall, 2020
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
Residential Home Systems Life Cycles – Fall, 2020
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.
Residential Home Systems Life Cycles – Fall, 2020
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
Residential Home Systems Life Cycles – Fall, 2020Residential Home Systems Life Cycles – Fall, 2020
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
Residential Home Systems Life Cycles – Fall, 2020
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.
Residential Home Systems Life Cycles – Fall, 2020Residential Home Systems Life Cycles – Fall, 2020
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
Residential Home Systems Life Cycles – Fall, 2020
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
Residential Home Systems Life Cycles – Fall, 2020
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
Residential Home Systems Life Cycles – Fall, 2020
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
Residential Home Systems Life Cycles – Fall, 2020
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
Residential Home Systems Life Cycles – Fall, 2020
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
Residential Home Systems Life Cycles – Fall, 2020
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.
Residential Home Systems Life Cycles – Fall, 2020
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
Residential Home Systems Life Cycles – Fall, 2020
Morf complexity
Stricter codes & regulations
Residential Home SystemsLife Cycles
Residential Home Systems Life Cycles – Fall, 2020
Residential Home SystemsLife Cycles
Residential Home Systems Life Cycles – Fall, 2020
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
Instructor- Joe Cross
Residential Home Systems Life Cycles – Fall, 2020
Residential Home SystemsLife Cycles