September 23, 2002Build it, and they will come!1 Residential Building Construction Barbara Grodaes

September 23, 2002Build it, and they will come! 2 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, 2002Build it, and they will come! 3 Structure Structural components of residence: Foundation Walls Floors Roof

September 23, 2002Build it, and they will come! 4 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, 2002Build it, and they will come! 5 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, 2002Build it, and they will come! 6 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, 2002Build it, and they will come! 7 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, 2002Build it, and they will come! 8 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, 2002Build it, and they will come! 9 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, 2002Build it, and they will come! 10 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, 2002Build it, and they will come! 11 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, 2002Build it, and they will come! 12 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, 2002Build it, and they will come! 13 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, 2002Build it, and they will come! 14 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, 2002Build it, and they will come! 15 House Styles Bungalow, Bi-Level (raised bungalow), Split Entry (bi-level), Split-Level (three- four- or five-levels), Two-Storey, Two- Storey Split, One and One-Half Storey Other homes such as single family detached, condominiums, duplexes, manufactured or mobile homes attached/ unattached

September 23, 2002Build it, and they will come! 16 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

September 23, 2002Build it, and they will come! 17 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, 2002Build it, and they will come! 18 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