Keep the Home Energy Efficient by Installing the Correct Control Layers

If you are a builder, one of your chief concerns should be ensuring the energy efficiency of your homes. This involves using the correct building materials and installing appropriate control layers.

Total control is the key to building a high performance home. The four control layers that determine the performance of your home are: water, air, thermal, and vapor.

It might sound surprising, but many builders still don't understand the properties or uses of various construction materials. For example, many of them don't understand what a house wrap is. All builders understand that a house wrap is a control layer. But what is it that it is supposed to control?

Most builders seem to believe that a house wrap is an air barrier. Some builders believe that it is a vapor retarder. There are also builders who believe that it is a bit of both.

If you are a builder, you should control the following elements in a home.

·         Heat

·         Water

·         Air

·         Vapor

Here is an overview of the materials and technologies that you can use to control these elements:

Controlling heat

You can regulate the flow of heat around the home by using proper insulation. There are many different kinds of insulation materials. Some insulation materials also act as vapor retarders or air barriers.

Controlling air

There are still many builders who believe that you must not air-seal a home too much. But that is not true. The old theory that the house should be able to breathe no longer holds water. As a builder, you need to keep air leakage at the lowest possible level.

Controlling water

This is more important than anything else. If you fail in this department, your house will fail to achieve the desired level of energy efficiency. This is where a house wrap helps. It helps you control water. It is a drainage plane that protects the permeable materials behind it by keeping water away. House wrap isn't the only drainage plane. Several other materials are also available.

No matter what material you choose, you need to control water using all possible means.

Controlling water vapor

So you thought the house wrap was a vapor barrier. It does have some properties of a vapor barrier, but it is not an efficient vapor barrier. The truth is that it is not as effective as a class III vapor retarder. As far as vapor control goes, there are times when you need to control it and then there are times when you should let it flow. When the climate is really cold, you should keep the vapor on the inner side of the wall but not on the outer side.

If the home is situated in a semi-humid climate, you don't need a vapor retarder on the inside or the outside of the walls.

Creating the perfect wall

The perfect wall is one that has got all the control layers in place. By installing all proper control layers, you can keep rain water outside and conditioned air inside. The control layers will also make your home durable, healthy and comfortable. So control the flows.

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Picking a Lot for an Energy-Efficient Home

Building a home that boasts energy-efficient qualities is easier than transforming an already-built home to conserve energy. Building from the ground up ensures that only the best and most efficient features and appliances can be added to the home for maximum energy conservation.

Perhaps the biggest decision when building an energy-efficient home is where you will put the home. Picking a lot for your home involves a few factors that you should be aware of.

How energy-efficient is the lot?

When you scope out building sites, you should measure the potential of the particular lot in terms of energy efficiency. Here are some things to look for and consider:

Solar exposures- Since this is a major key to building energy-efficient homes, you need to figure out what the latitude of the lot is and the sun’s path over a year’s time at that attitude.

Water- Of course homeowners need water to live, so the water situation should be analyzed. How is the water supply? Are there any water problems in the area? Will the home need a well? There are many questions to answer as far as water is concerned.

Prevailing winds- For energy-efficient homes, prevailing winds are very important in ventilation and cooling the home. You want a lot with a great natural breeze in the summer.

Future plans for area- Are you building a home on a lot near train construction or a highway that’s planning on expanding? Find out before you begin construction.

Will local building codes support the home construction?

Before you build an energy-efficient home, you need to find out whether or the area has local building codes that support your plans. To find out, you can ask the local homeowners association or the local building department. You can also get information about the costs for fees and permits as well. It’s a good idea to talk with local contractors and builders to get information and advice on building an energy-efficient home in the area.

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Fire Resistant Siding and Roofing Materials

All buildings can catch fire. But buildings that are built of fire-resistant materials give the residents enough time to escape in the event of a fire. Fire-resistant materials need not necessarily be noncombustible, but they possess properties that slow down the spreading of fire.

Here is a quick overview of fire-resistant siding and roofing materials:

Fiberglass-Based Asphalt Shingles

Asphalt shingles are the least expensive residential roofing materials. They are also fire-resistant. Fiberglass-based shingles offer excellent fire resistance, especially when they are installed with underlayments that comply with fire codes.

Metal Tile

Metal tiles aren't combustible and when they have fire-resistant barrier materials under them, they offer excellent protection from fire. These tiles are lightweight and don't require much maintenance.

Clay Tile

Clay tiles are not only durable but also noncombustible.

Recycled-Rubber Tile

Roofing materials made of recycled rubber are light weight. They are also quite cheap. Better still, they meet tough fire resistance requirements.

Slate

Nothing can beat slate in terms of elegance, beauty and versatility. These tiles are almost indestructible and noncombustible. Slate tiles are heavy, so you need to ensure that your roof is strong enough to support them.

Fiber Cement

Fiber cement shingles have excellent fire resistance. They are made from a mixture of sand, wood and Portland cement. They can withstand high heat for up to 4 hours. If you are planning to use fiber-cement sidings, you need to add gypsum-board underlayments. This will offer maximum protection against fire.

However, you need to remember that you can't get protection from fire by simply cladding your house in fire-resistant roofing and siding materials. If there are cracks or holes in the walls, the embers will find their way inside.  Other inflammable surfaces also increase the risk of fire. So don't forget to enclose soffits and eaves with a fire-retardant trim.

Stone Veneer

Stone veneer is another noncombustible natural material that you can use to wrap your roof. By using fire-rated mortar and repairing cracks periodically, you can prevent the stones from popping off under the heat of a fire.

Exterior Insulation Finish Systems (EIFS)

An EIFS finish does not look much different from stucco. It is created by applying an acrylic cement finish over a fiberglass lath. By adding a foam insulation layer to the back of the cement, you can prevent cracking. Note that some EIFS products don't have fire ratings because the noncombustible materials in them will readily fall off when they are confronted with heat. However, EIFS will not make the underlying wall system vulnerable to fire.

Treated Wood

Natural wood is highly inflammable. However, several roofing and siding companies now sell shingles and clapboards mixed with fire-retardant chemicals. If you use them, you should retreat the wood periodically to retain its fire resistant property because chemicals can leach out over time.

Masonry

Fire retardant stucco walls and bricks offer decent protection from fire provided that they are of the required thickness. While these materials are slightly expensive, they will last decades if they are properly installed and maintained. A layer of gypsum is more than enough to slow down the conduction of heat from your siding to your framing.

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How to Save Money on Construction Costs

If you are building a home, you might have thought of ways to cut costs. There are mainly 3 ways to save time and money on construction costs. First, avoid unnecessary mistakes. Second, cut back on upfront costs. Third, make the home less expensive to occupy.

Before undertaking a home construction project, you should communicate with your contractors. Specify your requirements clearly. Misunderstandings between the builder and the contractor can lead to costly mistakes. Do you want the project to be finished before a certain date? Let the contractor know about your deadline.

Make the home safe

Choose fire resistant materials for building the home. They are not exactly cheap, but they make the home more salable. Many of these materials are combustible, but fire takes long to affect them. This gives occupants enough time to escape. Fire resistant windows in particular are popular with buyers.

Use reclaimed materials

You will perhaps want to explore the possibility of using reclaimed materials in the project. Objects bought from home improvement stores also tend to be less expensive. If you can find a Habitat for Humanity store somewhere near you, you will be able to find good quality cupboards and other fittings for deeply discounted prices. If there are items that you want to procure on your own, you should communicate this with the contractor.

Add sustainable features

Buyers now look for sustainable features that will make the space less expensive to occupy and hence the builder needs to incorporate them into the building. Install water efficient fittings in the bathroom and the kitchen. They will reduce the utility bills of the occupant.

Many builders now install solar panels and home wind turbines. While the upfront costs can be high, they help reduce the energy bills of the homeowner. The builder can also quote a higher price for these homes.

Prefabricated homes

If you really want to save money, you should consider prefabricated homes. Modern prefabricated homes are well-built and energy efficient. Better still, they look stunning. In certain areas, you can construct homes with reclaimed shipping containers.

Reduce labor costs

Labor costs can add up to the cost of construction. Before your workers arrive, make sure that they have everything they need to work with. This includes construction materials and tools. If you make them wait around, you will incur huge losses.

Obtain all necessary permissions

Before starting the project, you have to ensure that you have obtained all necessary permissions. A stop work order can cause costly delays and also invite fines.

Don't compromise on quality

As a builder you will want to save money on building costs, but remember that for the buyer the home is an investment. Hence, opt for fittings and features that will make the home more salable over the years.

Appliances with WaterSense and Energy Star labels are becoming popular with buyers. WaterSense is the measure of an appliance's water efficiency. An appliance needs to be at least 20% more water efficient than conventional appliances to qualify for this label.

Buyers, in particular, are looking for materials that will recoup their cost while they sell the home. Laminates may be less expensive. But hardwood or tile flooring makes the home more salable.

While building the home, saving money alone cannot be the sole objective of the builder. Instead, builders need to look for ways that make the finished project more salable and livable. This involves adding energy efficient features and fittings that recover their cost.

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How to Avoid Common Framing Errors

Simple things can make a big difference. This is particularly true in the home construction industry. It is true that home construction is not a technologically advanced field. We still use more or less the same technologies that we used ten or twenty years ago. However, better building materials are available now and they significantly improve the structural stability and performance of the building.

Here is a quick overview of common framing mistakes that can lead to callbacks and complaints:

Installing sheathing as a single span: Sheathing needs to be installed over 2 or more spans.

Installing strength axis in the wrong dimension: It is generally a good idea to install panels with their strength axis across the supports.

Sheathing that isn't properly supported: If the wooden panels are cut less than 24 inches in width, they will probably deflect over a 24” panel. Since these panels are usually installed on the roof ridges, workers may walk over them during the construction. If the panels are narrower, you will have to support them with edge support clips.

Installing glued laminated timber upside down: These beams tend to be of the unbalanced kind. Generally, different levels of bending stresses are assigned to the tension and compression zones. If you find the label 'Top' on the top lamination, you must ensure that that side of the timber goes up.

Panels that are not properly spaced: When installing panels, make sure you space them properly. Panels made of wood may expand or shrink when there is a difference in the climate. When they are exposed to moisture, they may expand.

If panels are installed with hardly any space between them, expansion will be prevented. This may lead to buckling. To prevent buckling, there should be a gap of 1/8 inches between panel ends and edge joints.

Fasteners that are overdriven: Improper fastening will lead to aesthetic and structural problems. They are the number one cause of call backs.

Inconsistent joist spacing: Make sure that the deflection across the floor is consistent. If not, expect a lot of call-backs from angry customers.

Inconsistent floor gluing

Squeaking is one of the most common complaints about wooden floors. If the floor system is properly glued and nailed there will be no squeaking.

By following the five framing principles given below you can prevent these common mistakes.

·         Wooden panels tend to have a strength direction. If you adhere to this rule, you will be able to prevent most deflections.

·         Since wood has a tendency to expand or contract, you need to ensure that the panels are properly spaced.

·         Make sure that your building practices are consistent. Inconsistent materials, framing and alignment can cause a lot of problems.

·         Most vapor related problems can be prevented by using vapor retarders.

·         The builder or the contractor also needs to ensure that the sheathing is continuous. Continuous sheathing will offer greater resistance against high winds.

Improperly built field notches

If the field notches are made improperly, they may compromise the structural capacity of the framing member.

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Is the Construction Industry Gearing Towards a Recovery Phase?

The construction industry has been struggling with recession for a long time. However, now it looks like that the recovery phase is finally here. The Kitchen & Bath Industry Show and International Builders’ Show, which were recently held in Las Vegas, saw large crowds indicating that the age of recovery has eventually arrived. Various global and local factors contributed to the slowdown in the construction industry. The financial meltdown saw many people losing their jobs, lowering their disposable income. All these factors resulted in lower demand across the board and the construction industry was not immune to it either.

 

The industry is definitely showing the signs of recovery. While attending the International Builders’ Show, we decided to check out local communities in the town. We visited various neighborhoods – notably Harmony Homes’ family-oriented Silhouette community. The tour was very comprehensive as we got to witness the polar opposite ends of a spectrum. In January, the NAHB/Wells Fargo Housing Market Index was slashed from 56 to 46, losing 10 points. However, by the time of the trade show in Las Vegas, the sentiments were upbeat again.

 

The contrast between the ends of the spectrum was visible during the show. The higher end of the market held itself up well during 2013 and is continuing to do so. However, the lower end of the market is not so predictable. According to David Straub, Las Vegas division President of Toll Brothers, the company sold 39 properties in the range of mid $500s to mid $600s.

 

The construction industry is now poised for a bounce back, but the indicators are still not clear. We surmise that the industry needs to ask itself certain questions to see where it stands on the recovery curve. It is time for a little introspection on the following lines:

 

The industry needs to predict whether it will see the return of first-time buyers in the market. It also needs to see if the lower end of the market is going to hold itself up steady. The industry also needs to stimulate first-time buyers with more engaging opportunities to avoid high rents.

 

The industry also needs to pay attention to macroeconomic factors. The domestic economy seems to be picking up. However, it is yet to be seen whether there would be enough job creation to see a bounce in house ownership stats. This factor will help shape the future of the construction industry.

Another macro-economic factor to be considered is related to banking and mortgage regulations. These regulations will determine banks’ and mortgage lenders’ willingness to financially back the property purchase decisions.

 

Various states such as Colorado and California are looking to develop master planned communities. These plans will give a boost to the construction industry.

 

Construction industry also needs to scale up. In the past couple of years, the industry has sustained itself by writing down its assets and cost-cutting measures. However, this method is not sustainable. The construction industry needs to see that it will be able to thrive in coming years and retain is profitability. The industry also needs to become more efficient.

 

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Why Custom Builders Need to Think Beyond their Business Cards

As far as marketing is concerned, word of mouth is extremely important. But if you are a custom builder, you don't really have to wait for your old clients to pass your visiting card to their friends or colleagues. Custom builders don't have model projects to show. They don't have an in-house marketing team either. As a result, most of them rely on their reputation. As for marketing, their business card is their only tool. However, a smart custom builder can use several other promotion techniques as well.

So, instead of waiting for the clients to come to you, you should reach out to them. Try to engage with your community. Understand what people want and try to offer solutions. Try to position yourself as a resource for designers and architects. They are the people who bring business to you.

Create goodwill

You should share your knowledge with people who will benefit from it. You don't necessarily have to promote yourself. Instead, grab every opportunity to share your expertise. Let people know that you are an expert and they will readily seek your service.

Conduct workshops

You should also conduct free workshops for the general public. Such events can be used to discuss topics such as building a green home or undertaking a remodel. The key is discussing a topic that might spark an interest. This requires an understanding of your audience.

Don't expect an immediate return on your investment, but over the time, these people will come back to you and give you business.

Your website

Your website is one of the most potent weapons in your arsenal. You can use your website to differentiate you from other builders. Add useful articles and how-to guides. The goal is to build a relationship with potential clients. Once you build trust, they will readily leave their contact information. Write about how you can solve their problem.

When you promote your business online, you should be willing to provide high quality photos of your products. Good photos of your past projects or computerized images can bring your project to life. 3D images allow you to create multiple angles of the property even before it is fully built.

High quality images will appeal to a buyer's imagination. The home may take one-and-a half years to build and until it is complete, the buyer has no idea how it will look. Using computer aided graphics you can show the buyer what the finished product will look like.

Offer tours

Another technique that many custom builders employ is that they let their prospects tour the project during the construction and just before the client moves in. This gives potential clients an opportunity to assess the quality of the work before hiring the builder. During these tours you can also point out how your projects differ from others.

Remember that when the work is complete, a green home doesn't look any different from other homes. So if you incorporate green features, you should encourage prospects to tour the property during the construction stage itself. This will allow you to point out the structural and functional differences that will make your home healthier and more energy-efficient.

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How Technology Can Help Builders Work Smarter

More and more builders now rely on technology to run their businesses better. Technology helps builders reduce costs by organizing their information better.

Automated payment systems, for example, can eliminate costly mistakes that might arise from double paying vendors. In addition, they prevent the vendor from changing prices without your knowledge. 

There are apps for scheduling and they work really well. They can email reports to traders and contractors.

DIY Technology

Some real estate companies have built their own operating systems. When an organization has its own operating system, it will have a better control over functions such as scheduling, purchasing and customer relationship.

Paperless offices are becoming the norm. Here is how to use technology to your advantage:

Blogs and websites

Your website is a great tool to connect with your existing and potential clients. Is it fully functional? Does it provide value to the visitor?

Surveys conducted among home shoppers reveal that they prefer to search online before visiting a property. If you have a search engine optimized site, you will get targeted visitors to your homepage. Post compelling descriptions and photos of your homes on your site.

Your website is a sales center where you can showcase your homes. In addition, it allows you to capture valuable information about potential clients. Using interactive tools, you can even recommend structural changes online. Many websites offer live chat facilities, so that customers can fix appointments to visit model homes and interact with salespeople.

You may also consider adding homeowner portals to your site. They will allow the buyer the opportunity to watch their houses being built. Also include information about community areas on your site. You can also offer do-it-yourself video guides about construction topics.

Sales management

These tools can create an automated system that can manage every step involved in home buying. Besides helping you generate leads, they will also allow you to handle leads acquired from traditional and online channels. You can also generate reports that will let you know if a particular strategy is working or not.

Scheduling and purchasing

Proper estimating, scheduling, and purchasing are essential to cut costs and make profits. There are comprehensive apps that let you manage these vital processes. Since these applications allow you to share documents with every stakeholder mistakes and misunderstandings are unlikely to happen.

Warranty

When you have a Warranty system in place, you can ensure that people who bought your homes are happy with the purchase and ready to recommend your company to their friends or relatives. A comprehensive warranty system can schedule building inspections. Builders can also track warranty requests online and recommend work orders. Thanks to the reporting programs, this system also aids quality control and vendor analysis. Since it monitors inspection requests, recurring problems can be handled effectively.

Accounting

A sophisticated accounting system will keep your processes in order. It can handle automated payments, payroll and trade invoicing. In addition, it can generate reports which will keep your budget on track.

Even if you are not willing to spend lots of money on an integrated OS, there are several tools that allow you to work smarter and quicker. For example, Skype and FaceTime enable video conferencing in real time. Dropbox, another open source app, is used by several builders to share photos and documents.

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Essential Features of an Elderly-Friendly Home

Between 2010 and 2020, the number of US citizens aged 65 or older is expected to increase by 35%. As a result, there is a greater need to incorporate elderly friendly features into the design of homes. In fact, new age homes need to be multigenerational where people can spend their entire lives.

According to a survey conducted by AARP, the vast majority of elderly Americans want to spend their entire lives in their homes. And they want to live independently. When people age their general health tends to deteriorate. Elderly people are less mobile and also suffer from poor eye vision. Any new residential design should anticipate these changes and incorporate appropriate features. The homes should still remain comfortable, safe and aesthetically attractive.

The National Association of Home Builders (NAHB) surveyed new and potential homebuyers to find out what features they look for in a home. The findings of this survey were released in 2013.

Nearly 47% people who participated in the survey rated non-slip floors as a desirable feature. And 36% people want a full bathroom on the main level and a main entrance without steps. All of these clearly indicate that buyers are purchasing with aging in mind.

The NAHB has also compiled a checklist for builders working on new or renovated housing projects for the elderly. In fact, by incorporating these features into their projects, developers can build multigenerational homes that resonate with buyers of all age groups.

So what are the most important features of a multigenerational home? Developers building elderly-friendly homes should keep the following features in mind:

Features of the overall floor plan

·         The main living areas should be on one level.

·         There should be no steps between rooms on the same level.   

·         There should be clear walking space between rooms in the main living area

Hallways

·         The hallways should be well-lit and at least 36 inches wide.

Entry

·         The path leading to the home should be easily accessible.

Windows

·         There should be plenty of windows so that natural light can enter the home.

Garage or Carport

·         A carport should have a covered boarding area.

·         The floor of the front part of the garage to the back part should be sloping. This will be helpful if the floor is lower for the purpose of fume protection.

·         The door height should be 9 feet, so that they can accommodate raised roof vans. The door also needs to be wide.

Kitchen

·         There should be removable base cabinets and adjustable height counters in the kitchen.

·         Upper wall cabinetry should be somewhat lower than traditional height.

Electrical and lighting features

·         An audiovisual system should indicate when smoke or carbon monoxide detector has been activated. There should also be a system that monitors telephone and doorbell activity.

·         Light switches, controls and thermostats must be easily accessible. They should be at a height of less than 48 inches (120 cm) from the floor.

·         It should be possible to monitor the home security or intercom system from any TV set in the household.

·         Other desirable security features include a 911 switch that directly contacts the police, fire service, and EMS if necessary.

The homes should require less maintenance. They should have floors that can be cleaned easily. There should also be video phones and inbuilt recycling systems. Energy efficiency is another highly desirable feature.

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What Renovations Have the Biggest Impact on Housing Values?

When it comes to renovations some projects add value and some actually take away from the value of a home. When looking at spending money on home upgrades it is wise for consumers to consider the impact on resale value.

The top five renovations that build home values:

Updates kitchens. The kitchen is where the center of activity takes place in the home. Any improvements made to the kitchen will generally payoff. This can be as simple as cleaning the grout and replacing the door knobs on the cabinets. In the mid-range it could include updating appliances to stainless steel and putting in new countertops. Large renovations can include new cabinets or opening up the space to an open concept that is popular with buyers.

Bathrooms, like kitchens, are a great place to upgrade, update and renovate. Simple updates can include things like re-glazing the tub, updating light fixtures, or putting in a new sink or toilet. Larger renovations might include enlarging the shower, adding a separate tub, and re-tiling the shower area. All of these improvements will add value to the home.

Going green. Over the past decade green home improvements have added substantially to property values. Cost effective solutions include adding ceiling fans to each room or installing storm doors. More expensive but valued options can also include updating windows to double or triple pane providing a high level of energy efficiency. When upgrading appliances or HVAC systems, purchasing energy star appliances add value. Upgrades like solar water heaters, solar panels and other more expensive measures, homeowners should seek recommendations to consider resale value. These upgrades will add to the value of the home, and save money while the homeowner is in the home, however, the return might be lower than desired.

Adding curb appeal. Realtors often advise customers to provide good curb appeal. This means different things to different homeowners. Sometimes adding lots of flower beds and high maintenance gardening is actually a turn off for buyers. Adding a sprinkler system, a deck, or a sitting area with a hardscape can provide more value to a buyer. They are low maintenance options that provide entertainment without a lot of upkeep.

Technology. Buyers love technology as do most homeowners. Adding surround sound in the area where the television is, provides a great investment. Adding new programmable door locks, programmable thermostats and other advanced technology will add value to the home.

Top renovations don’ts would include adding a pool, over renovating a garage into something other than a garage. In general buyers want to be able to keep bedrooms as bedrooms, and garages as garages.

Homeowners should always be looking for ways to maintain their homes while they are living in it, not just when they are ready to sell. The better homeowners do this, the less must be done to attract buyers, when the time comes to sell the property. While homeowners want to be able to personal their space, it is always wise to consider the impact of renovations and improvements on potential buyers. Doing this will not only help the home sell faster, but will provide the highest resale possible.

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