New Build Mountain Contemporary – A Different approach to the standard build.
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This is the Architect’s concept drawing for the new build we are about to put shovel to ground on. I am really eager to get started on this house so we can look at working out some different techniques. At the risk of coming off too technical, here are some highlights.
Slab on grade means reduced build costs right out of the gate compared to a full foundation. I want to get rid of the standard footing and stem wall foundation our current spec requires us to use and then we will likely go with a monopour. The result should be reduced concrete, forming and material costs compared to strip footings and stem walls. If we monopour we avoid extra concrete pump truck charges because we eliminate steps. Forming with ICF instead of wood strip footings means we can leave the forming in place (also a cost saving), we protect footings from frost heaving, and we have perimeter R value protection and vapour barrier under the footing. I like vapour barrier not just under the slab but, also under the footings to prevent rising damp which is what you potentially get with high water levels or high hydrostatic pressure under foundations and slabs. Unprotected footings potentially wick up moisture and moisture in footings ultimately can get into the wall, think of that white powder you see on some slabs and walls. Why not squash that possibility outright. The byproduct of all this is potential savings on the build, reduced energy costs for the customer in the long run and a cleaner drier foundation and slab.
What about the ‘Green impact’? Imagine this system used in a remote area for a holiday home. Concrete footings protected with vapour barrier keeps concrete off direct contact with the soil thus reducing leaching in the soil. Every little bit helps. In the past I ignored ICF concrete because it was more expensive. Why change what isn’t broken? Well is it more expensive. Some ICF forms have webbing that negates the need for framing, The insulation is already in place so no need to add this and drywall is easier, plumbing and electrical is different but, certainly no harder for installation. I think the building industry can benefit from putting these concepts into broader application.
What should I renovate now vs. later. Spend your money once.
Of the thousands of questions homeowners ask, anything you do now should be with an eye towards what you might want to do later. A recent discussion I had with a homeowner was concerning a dormer addition on the third floor of a 100 year old home. The homeowner wanted to know costs for the addition but, there were lots of reasons why they might want to wait and do it in 3 years, here is what I suggested. Because the area on the main floor directly below said dormer would get a new kitchen, the time to upgrade structural would be while the kitchen reno was underway. Do the point loading now, techno speak for load it with studs. That way if the decision in 3 years to do the dormer was viable all that would be required is the 3rd floor work it would not be necessary to rip out the wall in the kitchen to do the point loads. All reno`s should take this approach. Another common one is when new owners purchase a home and want to reno right away, all good for the reno business but, consider this. If conditions allow, move in, decide what you like about the house and what you want to improve. It takes living in it to decide and this can help you avoid going too deep into the carried away category. What if you just spent $200k on a reno then found your neighbour was a bit loopy and liked to shoot firecrackers off the side of your shed. Bottom line, spend it once and spend it wisely.
New Build, new products, new ideas.
And so the new build guys are running to the reno business and what are we doing – New builds. Well, we still do reno’s but drama has it’s place in Reno’s and new builds are my way of taking a holiday while still working. We are doing a contemporary wonder and I’m excited. We are looking at Insulated concrete forms (ICF), 2 levels of slab on grade to keep the concrete volume down, ergo build cost tight. Footings, why do we continue to use lumber for strip footings when there are other ideas out there. Look up Fab-Form, it’s brilliant in its simplicity. We are going to be doing details that I am challenged to even figure out but, in the building industry if you are not willing to try things you are surely a dinosaur. I am also looking at panelized prefab walls to keep site labour productive and quality and consistency up. Speed is money these days and homeowners paying rent while waiting to get in their new house is a burn. My new mantra is let’s find every system that can potentially improve this game we play and let’s use them. Get good at it and show others how we do it, teach the young folks or let them teach us if that’s what it takes. Consider the things that some dismiss as gimmicks. Learn about those products we have avoided not because they are not worthy but, because we are too comfortable using the same stuff we always use. Suppliers – if you’ve got something good, a great idea, a great product – find me.
Buyer beware – Purchasing a reno’d home.
Buyer beware. We are finishing up a reno that a Contractor, and I use the term loosely, did as a flip in the Vancouver West side. This is a typical case of a Red Hot Real Estate market combined with the attitude that you can do apallingly bad work and someone will buy it regardless. In this case the drama is someone did buy it and we ended up having to completely rewire, replumb, reduct for forced air and review a whack of structural goof ups. After all the patching of drywall and trimming of baseboards and casings we spent close to $60k to get what – the same floor plan, the same level of finishes, the same absence of insulation, standard drywall in showers and overall funky finishes on the exterior that the home owner needs a financial holiday before they can even begin to address. All I can say is there is something wrong with the system when houses like this sneak through and hit the market waiting to pull a number on a new home owner. Where is the culpability? My message. Get inspections prior to buying. Get a contractor to walk through with you if you are not confident with your ability to assess a house. People buy shiny floors and chrome and Granite countertops. Unfortunately folks, the real money in a reno is way before you get to that point. If it has to come out to fix what’s behind drywall hang onto your hat because your world just got ugly.
