The Basics of Building Science

We all live in buildings, but how many of us actually understand how these buildings work? As a builder you know how to build a home. But do you know how exactly a home works? Chances are, you don't. Builders and contractors know how to build. Even so, many of them don't understand the fundamental rules of building a home. Don't worry. Building science isn't all that complicated.

Here are the three fundamental rules that govern all buildings:

A building is a system

A house is basically a system consisting of a number of components that interact with one another. Your plumbing, electrical, framing, HVAC - they all work together to create a home. You will hire different contractors to install these systems and in most cases, they are only interested in their work. A plumbing contractor may overlook the impact of their work on the electrical or HVAC system. This is a mistake.

The performance of a home depends upon three elements - building envelope, weather shell and the mechanical systems. The job of the weather shell is to keep the elements out. The building envelope is the boundary between the conditioned space inside and the unconditioned space outside. The building envelope comprises insulation and an air barrier. The building envelope can get compromised in many ways.

The mechanical systems also play a significant role in determining the performance of the home. Besides increasing or decreasing the temperature levels, your cooling and heating systems also affect the pressure and moisture content inside and outside the home. All of these things play an important role in making the home efficient, comfortable and healthy. Make sure that your cooling and heating systems are of the proper size.

Consider the climate

The same house can't be built in all climates with the same specifications. While building the home, you need to consider the weather elements. Vapor barriers that work in one climate zone will not work in another climate zone. This explains why you should pay attention to the climate. The climate can be dry, wet, hot, cold or mixed.

Homes in Miami or Minneapolis will probably need a vapor barrier, but you don't need it in Memphis. The purpose of a vapor barrier is to reduce the diffusion of vapor into the wall cavity. It tends to work in one-way climates. For example, in Miami, the humid air tends to be outside the home, so the vapor retarder/barrier also goes outside. On the other hand In Memphis, the humid air is inside the house for six months and outside the house for the remaining six months. So if you install the barrier inside the house, you will be wrong for half of the year.

Don't forget the rules of thermodynamics

Hot air moves up and cold air moves down. In the same way, moisture tends to move from wet to dry. These are the basic laws of thermodynamics. If you are planning to build against these rules, you need to be extra careful. If you want to control moisture, you should know what climate the home is in. This will help you decide what type of cooling and heating systems you need to install.

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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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Small Lenders to Bear the Brunt of Qualified Mortgage Rules

Small lenders are already struggling with rising interest rates and poor economic conditions. The new mortgage rules will further affect their ability to make a mortgage loan.

The new qualified mortgage rules are designed to fix major problems associated with the mortgage industry. Prior to the housing bust, lenders made loans without properly assessing the repaying capacity of the borrower. Under the new rules, the lenders have a legal responsibility to ensure that borrowers will be able to repay the loan.

Most analysts believe that the new rules will have no long term negative impact on the mortgage industry. However, small lending institutions say the new rules have made them wary of lending because they are afraid of offering loans that do not comply with the guidelines specified by the Consumer Financial Protection Bureau. These lenders are worried that loans that are outside the standards specified by CFPB may be liable to lawsuits filed by unhappy borrowers. Many of them even lament that they can no longer do the loans they did in 2013.

The new 'qualified mortgage' rules specified by CFPB clearly state that the borrower should not have to spend more than 43 percent of their total income on debt. Also the fees charged by the lender cannot exceed 3 percent of the loan amount.

The risks of not complying with these new rules are serious. Even if the lender commits a small mistake in assessing the eligibility of the borrower, they will not be able to sell the mortgage to Freddie Mac or Fannie Mae. This will force more and more lenders to stay within the rules.

The officials at CFPB say that they will closely monitor the impact of the guidelines on the mortgage industry. And if they feel that the new rules have affected the availability of mortgage loans, they will make tweaks here and there.

Large lenders, on the other hand, have said that they will make mortgage loans outside CFPB's guidelines because they have the financial capability to hold these non-qualifying mortgages on their books. These lenders are not afraid of the legal risks of making such a loan.

Many experts believe that the impact of the new rules on the mortgage industry is still not clear. The fate of middle-class borrowers who may fall outside the qualified mortgage guidelines in spite of having decent credit scores is also uncertain.

CFPB officials have made several changes to reduce the impact of the new rules on lending. For example, mortgages made to borrowers whose debt levels exceed 43 percent can still be considered as qualified mortgages if the lender can sell the loans to Freddie Mac or Fannie Mae or get them guaranteed by the FHA. Community lenders who make 500 or fewer loans a year are also allowed to make mortgage loans to consumers with relatively higher debt levels.

Small and midsize lenders have been capturing a greater share of the market as large lending institutions have sort of stopped buying mortgages from brokers. The new rules, however, will affect their ability to dispense loans.

The demand for mortgage, too, has been falling probably because the interest rates are going upward. Some credit unions may also stop making loans in 2014. For a small lending institution the burden of complying with the rules simply isn't easy.

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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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Should Investors Obtain a Real Estate License?

Whether real estate investors should get a license or not is debatable. There are arguments both in favor of and against the idea. Many investors start without a license. Some of them obtain it after working in the industry for several years. For many people, the biggest motivation to get a license is that it gives them access to MLS. It also allows them to work more closely on short sales.

The risks are relatively lower when you remain an unlicensed agent. Once you obtain a license, you will be judged by a different standard and you need to follow certain norms. If you are an investor buying a property, you will perhaps just want to remain as an anonymous individual. The risk mainly arises when you find yourself involved in representing the seller(s) in a short sale, although you want to buy the listing. Since you have to follow some fiduciary responsibilities, it is imperative that you act in your best interests. The seller should do the same. This will make the deal less complicated.

Advertising

You will probably have to include your logos and disclosures in your emails. You will also need to follow legal guidelines set by the government. This might cause your mail to land in the trash. If the recipient thinks that you are just another realtor trying to promote their listings, your efforts fail to produce the desired results.

On the other hand, if you are an unlicensed person, you can employ simpler marketing strategies that tend to get better results. That said, there are still ways to advertise your service, even if you are a licensed buyer of properties. However, you will have to ensure that your message complies with the legal regulations.

Alternative solutions

A license will get you access to MLS. However, you don't necessarily have to obtain a license just to have access to MLS. If you are lucky enough, you can connect with a generous realtor who will provide you access to the service through their portal.

If you are trying to list homes, there are several brokerage firms that charge a low fee for adding your listing to the MLS. There are also agents who will readily represent your listing for a fee.

Having a license certainly helps your business and it will not be a hindrance on any of your deals; however, your license can be a burden when you prefer anonymity. On the plus side, if you really want, you can hire another real estate agent as your listing or buyers agent.

In order to figure out whether you need a license or not, you should have a thorough understanding of your business model.  You should decide whether the licensing and accreditation will do more harm than good. Once you get a good understanding of the structure of your business model, weighing your options becomes easier.

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