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Product Details
| ISBN-13: | 9781496941336 |
|---|---|
| Publisher: | AuthorHouse |
| Publication date: | 09/30/2014 |
| Sold by: | Barnes & Noble |
| Format: | eBook |
| Pages: | 122 |
| File size: | 4 MB |
Read an Excerpt
So You Want to Build a House
By Don Lohnes
AuthorHouse LLC
Copyright © 2014 Don LohnesAll rights reserved.
ISBN: 978-1-4969-4134-3
CHAPTER 1
Site
Urban vs Rural
THE VERY FIRST step in building a house is to select the site or location where you wish to live. This may dictate how the house should be located and constructed. Selecting an urban setting versus a rural setting is an individual choice and there are advantages and disadvantages to both. An urban site will most likely have the essential services installed in the street, such as sewer, water, fire protection, and electrical services. A rural site may not have any of these services. In this case they will have to be constructed on-site. This would be a well – dug or drilled - a septic system – contour trench or septic field or other approved system, and perhaps the necessary electrical systems. The cost of the site may dictate the favorable option for your location. But keep in mind, the cost of the site, fully serviced, is what constitutes the total cost. So once you take the cost of the land, legal fees, septic system, water system, and the cost to get power to your location, and set that cost against an urban property that may include these features, then you will have the total cost for your chosen site, before life cycle costs.
The annual cost of taxes and water for a rural property will most likely be less than that of an urban property. But there is also the cost of travel - for the construction phase, day to day for work, or basic shopping and the distance required to be traveled – these will contribute to the actual cost of location. The simple point is that the cost of the property alone is only one of the many factors that go into the cost of building a house. It is most likely one the more significant costs that you will expense for your home project and one not to be taken lightly.
Further, your location in the world will also dictate the climate that you will have to deal with not only in the design, but in your heating or cooling requirements. If you Google world climate maps and know your specific location, you will get a very good idea of the particular climatic conditions that you will have to deal with on your chosen site.
Costs
The Site Sample Cost Comparison Table 1.1 below illustrates some possible cost parameters to consider when you locate your desired site.
It is not of any parcel of land in particular, but the table is used to illustrate that the cost of the site alone is not the only factor to consider when buying a building lot. Furthermore the cost of septic systems and a well will depend on the soil conditions of your chosen site.
A future consideration may be insurance for the property, be it rural or urban and will factor into your life cycle costs. A rural site with a fire hydrant beyond a prescribed distance from the site or a fire hall beyond a prescribed distance may result in an increase in the insurance for your home. Also, there is a trend today to include sewer backup insurance as part of your home package, and if you locate in a low area this may be an issue. Your insurance agent can advise on these items. At this point it may come down to the desire to have more land, or water frontage than an urban lot. This is a personal choice and one best left to you the individual, but one that should be considered when purchasing your preferred property.
Then there are the life cycle costs. See Site Sample Cost Comparison Table 1.2 of hypothetical costs over a ten year period assuming that original costs do not increase. It is interesting to see that the additional costs of travel and insurance will increase substantially to the point that the lot at a lower cost originally becomes the more expensive option in the long term. So there are lots of things to consider when locating your future home site if cost and future costs are a factor in your overall decision.
If the cost of living is an important factor in order for you to maintain your lifestyle, then you must consider what costs you are prepared to pay to locate in an area where it will eventually cost you more to live. Sometimes the basic facts, when presented in a logical manner can help you make a decision that will affect you for the rest of your time living on that site. If this home is to be "a stepping stone" to another form of lodging, then, if in a rural setting, it will be important to determine the marketability.
Other considerations when selecting a site include: vegetation - soil depth to bedrock - soil type - type of bedrock - ease of excavation – slope - and the presence a wet area - such as a (marsh - bog or - water course).
Vegetation
If the trees on the site you are considering are in a healthy condition, this may suggest that the soil below is good for growing, and perhaps easy for excavation. A test pit, (actually digging a hole on the property to determine how deep the soil is) - can be part of your purchase and sales agreement. Although it would be your cost, it can provide valuable information.
And then there is always the unknown. Once, when adding a small addition to an existing home and after having hand dug the excavation for the foundation, I encountered a problem. The excavation was over 4 ½ feet deep and in our climate that was 6 inches below typical frost limits. Thinking it was finished, I dropped a pry bar into the excavated area and it sank another eighteen inches. The unknown in this case, was that the home was built in an area that once was a marsh, and what the pry bar went through was a layer of dried sphagnum moss. At least it hit good solid ground and we were able to complete the project without any further problems.
Soil Depth to Bedrock
Another important factor is the depth to bedrock on the site. If you are thinking of a full basement and bedrock is very close to the surface, then you should expect a significant increase in cost for excavation. Perhaps the site has bedrock at a level of 5'-0" below the surface. Should this be the case, and you are planning to build a split level home then this may not be an issue as your excavation would not be into the bedrock. In fact, it would form a solid base for the foundation of your home. This is a good example of where a test pit may be desirable before purchasing the property.
Soil Type
Clay type soils can be an issue for drainage and landscaping, since they do not allow percolation of water into the soil easily as do other soil types. A sandy loam soil type will usually allow drainage easily and be easy for the excavation phase. There are many variations of soil types and this factor is worthy of proper investigation. The type of soil may dictate the type or design for an on-site sewage treatment system. Sometimes the site will be a sandy gravel mix, making for excellent drainage and excavation. Most jurisdictions will have soil maps available for review of the specific soil types in the area of your possible site selection. The boundaries may differ from that on the maps provided, but they will be very close to the actual situation. Take these factors into consideration when purchasing your property. This information is valuable and can save money in the construction stage.
Type of Bedrock
There are many different types of bedrock and boulders in this world. The type, if any, on your chosen site, can increase the cost of construction, should blasting be required for removal. Some types can be removed with regular excavation or use of a breaker. A breaker can increase the cost of construction, but usually costs less than that of blasting.
For example, if the home you are planning to build requires a full basement, a test pit can determine if simple excavation will suffice or if blasting for rock removal is required. As mentioned blasting will increase the cost of construction and may include insurance costs for surrounding properties depending on site location. Should blasting be required, is the rock hard – like granite, or soft – like slate? Hard rock is more difficult to excavate. These site conditions will factor into the overall costs of your home. Be sure to investigate the potential for bedrock and which type during your purchase of your chosen site. Failure to do so can result in costs beyond your approved budget.
Ease of Excavation
This factor in choosing a site, for purposes of simplicity, maybe broken down into three categories: excellent, average and difficult. A site that has excellent excavation capabilities would have no bedrock within the excavation limits and good soil for future landscaping. The average excavation of a site may encounter boulders and rocks that have to be trucked off site or used for landscaping. The difficult site would usually encounter bedrock within the designed excavation area, requiring blasting or a breaker for removal. When selecting your site keep these factors in mind. Of course this is only one of the many factors that require consideration when selecting a site.
Slope
What is the percentage of slope of your chosen site? 0 to 2% slope is relatively flat but it usually can result in drainage problems, such as getting the water away from your construction area. Do a little research of the history of the area and in particular the piece of property you are considering purchasing, it is worth the effort.
1.3 Sketch - 0 to 2% Slope
Heavy rains may cause water infiltration into your home. This is not desirable; it could be a floodplain area.
1.4 Sketch - 0 to 2% Floodplain
It looks good when dry, but after heavy rains, flooding occurs. And no one wants to deal with flooding inside the home. As an example, say you built on the site on the previous page (1.3 Sketch) and during spring run-off it became the site as per (1.4 Sketch)
Investigate the area you are considering, and it particular, does it flood each year, especially in the spring during the annual run-off. These are the areas to be avoided for home construction.
A 3% to 5% slope will allow for ease of drainage around the building. However, you should also investigate what is constructed or may be constructed further up the slope to determine if it may have an effect on your home construction.
1.5 Sketch - 3 to 5% Slope
Slopes of 6% to 10%, may cause some construction issues, but are usually well within reason. While steeper slopes can provide interesting settings for a home they may also cause other problems. If you consider building on a slope, that decision warrants further consideration, as it may cause additional costs that you have not originally considered. But in defense of your decision, slopes can actually be a design feature of your home. It comes down to dollars available for construction and the desire to build on a sloped site.
An interesting site with some interesting natural features can add excitement to your project. The main point here is to do your research well in the beginning to avoid problems in the end. As you can see the slope of the land is an important part of the overall equation for locating a site for your home. The real key is drainage and drainage away from your home is the main issue. You can modify your chosen site with berms and swales to keep water away from your home.
1.6 Sketch - 6 to 10% Slope
Berms are banks and swales are indentations to allow for water to run off the site in a controlled manner. If needed, they are usually fairly simple to construct and to maintain and can add to the landscape of your project. If you are uncertain as to the potential issues that may arise with your chosen site then ask a professional. They have the education and experience to evaluate these issues.
Earth-Sheltered Architecture
An old friend, who has since passed away, was Malcolm Wells. He was known as "the father of modern earth-sheltered architecture". His theory was that man should not disturb the land by building on it, but should build under it. He had personally created some interesting buildings using this method of construction. And he used land that others would not consider building on. It is not for all but it is an option. And no, this would not be living like a rabbit in a hole in the ground. The designs I have seen have plenty of glass for view and natural light.
1.7 Drawing - Underground Home by Malcolm Wells
The roofs of this kind of building are generally protected from the sun's harsh rays with natural ground covers which provide wonderful colors during the various seasons.
For this type of construction, good drainage and slopes away from the built form are more than mandatory, they are essential. But think of it this way; it would obviously be a low maintenance type of building. And to quote him from his website "Build a strong waterproof building, insulate it, cover it with earth, and plant it with native plants".
The ground offers great protection from the elements, both the summer's sun and the winter's cold, thereby reducing heating and cooling requirements, which are part of your operating costs. One of Malcolm's many concepts of earth sheltered buildings is illustrated on the previous page which is his sketch, used by permission.
This type of construction may be well suited for areas that experience tornadoes. Most wood frame structures cannot withstand these kinds of violent storms. Not only is there severe damage, but also injury or death.
Marshes, Bogs, Water Courses
Another item to consider is; as mentioned previously, does the property flood during spring runoff, or any other time of the year. There are many areas where homes or businesses have been built in areas that flood during certain times of the year. One can only imagine the headaches and problems of living in flood areas. We see them in the news each year.
Historically, as development progressed in any country, it was usually near a river or water body of some sort. Think of London, on the Thames, or Paris, on the Seine, or New York, on the Hudson, or Montreal on the St Lawrence, or Halifax on Halifax Harbor. At the time of these early settlements, water was the basic element required for travel; in a sense bodies of water were the original highways. However, over time the issue of flooding has become a problem in many countries. In 2013, Calgary, Alberta had a major flooding problem when the Bow River flooded. Some insurance companies would not honor the claims. In 2014 England experienced major flooding of several towns along the Thames and other rivers. There is also the issue of global warming to consider as the oceans rise over the forthcoming years. The issue of flooding is just another factor to keep in mind, when locating your ideal property. Flooding has also been increasing in some areas because greater amounts of paving do not leave enough porous areas to absorb rain water.
Wet areas, such as a stream, pond, lake or marsh may add an interesting feature to your property. Who would not like a stream or lake on or near their property? However, a marsh may cause a problem with mosquitos' during the summer months, and who likes mosquitos'?
Natural Land Capability
Each piece of property can be scored as to suitability for construction and it is something that should not be taken lightly. The issues mentioned above are some of the things that you want to avoid in pursuing your home construction project.
This is not rocket science. It is a simple exercise to go through to provide validity for the property you wish to build on. You can make up your own table of things to verify and set your own point value to each item.
The table used for this exercise utilizes the items that have been discussed previously in this chapter. In table 1.8, Site 1 is fully serviced, Site 2 has partial services and Site 3 has no services.
The points assigned do not have to be perfect as they have no real value other than to help determine the best possible sites from which to choose. Furthermore it is a simple checklist to score items in a manner which may or may not increase construction costs.
A table such as this may assist you in the final selection of a site for your home. It includes most of the items that require consideration when selecting a site. Your particular site may require different point assignments. The site that has the most points would be the preferred site. This is a simple excise and may save you many dollars and frustration as you go through your house construction project.
In March of 2014, the mudslide near Oso in the state of Washington, USA was devastating. Many people lost their lives. This was a combination of soil conditions, slope and heavy rains.
If in doubt, be sure to research the area well and if the answers you are seeking are not forthcoming, perhaps you should look at an alternative site.
Orientation
Another thing that you should consider is the orientation of the sun to your proposed site. Do you want the sun to rise in your front yard, or be in the back yard for most of the day? Think about how you like to spend your time on your property during your time of relaxation. BBQ's or family gatherings should be spent in an enjoyable environment and sunshine is an important factor. You may also be able to harness the sun with solar collectors that may benefit your operating costs. So do not overlook this potential when choosing your future home site.
Vandalism
This is not something that you want to happen, but it can. While building some duplex units in a housing development, the contractor had just installed the windows and doors in one of the units. The next morning, when he returned to the site, all the windows and doors were gone. Construction insurance will help, but will not cover all the costs so investigate this aspect of your project in the beginning. Unless you can afford a watchman, while you are away from the site, it is best to be prepared for this possible intrusion on your project.
Our last home was in an urban area. Prior to starting construction, we sent a letter of introduction to our new neighbors, just to let them know what was happening and the tentative construction schedule. We found out afterwards that this gesture was greatly appreciated, plus the neighbors kept an eye on things when we were not on site.
(Continues...)
Excerpted from So You Want to Build a House by Don Lohnes. Copyright © 2014 Don Lohnes. Excerpted by permission of AuthorHouse LLC.
All rights reserved. No part of this excerpt may be reproduced or reprinted without permission in writing from the publisher.
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Table of Contents
Contents
Acknowledgements, ix,Dedication, xi,
Endorsements, xiii,
Foreword, xv,
1. Site, 1,
2. Design and Contractor, 14,
3. Building Codes and Regulations, 22,
4. Excavation, 25,
5. Foundation, 29,
6. Floors and Walls, 36,
7. Roof, 49,
8. Windows and Doors, 53,
9. Interior Walls, 57,
10. Electrical, 60,
11. Mechanical, 67,
12. Interior Finishes, 72,
13. Landscaping, 82,
14. Finances, 87,
15. Schedule, 94,
16. Closing, 98,
List of Illustrations, 101,