This Building Practice Noto outlines some of the details l o be

c~nside~red before a (self-help] house building project is undertaken

by
an individual.

The following headings are developed briefly:

Drawings
Building Codes S By-Laws
Financing
Estimates; Framing F Drywall
Site Layout and Flanning
Building Permits
Miscel 1 aneous Charges
Temporary Services
Sub-contracting
Schedules
Work Undertaken by Owner
Site Clean-Up
Lumber
Framing
Payments, the Mechanic's Lien
Material Quantities
Heavy Equipment Damage
Prevent ion of Vandal i m
Innovat ions
(1) Drawings
Good drawings arc v i t a l to a successful house building operation and
usually form the main contract document because written specifica-
tisns are
seldom prepared when only one house is involved. The drawings
should be
accurately and adequately dimensioned and show at least one
full section
through the house, preferably at a Larger scale than is normal for the
floor plans and elevations, There is often a need for separate
foundation
plan to show clearly any change in the height of the foundation and
openings for doors, windows, piping or other service entry. The anchor
bolt layout should be shown clearly on this foundation drawing
which can
also be valuable for estimating the concrete quantities and designing
the
forms for the concrete.
(21 Building Codes and By-Laws
The administrative section of mast municipal by-laws contains a
statement
similar to the one following, quoted from Part 2 Administration of the
1977 National Building Code of Canada. Subsection 2,4.17. states, in
part:
"The granting of a permit, the kpproval of the drawings and specifications
or inspectians made by the authority having jurisdiction, shall not in any
way relieve the owner af a building from f u l l responsibility for
carrying
out the work or having the work carried out in -accordance with the
requirements
of t h i s By-la~,~' etc. This makes it important that the owner-builder
become familiar with the municipal by-laws wirR respect to t h e
location of
the house on the lot, property drainage, permissible changes in lot
elevation,
the need for sump pumps, etc. The owner should also obtain a copy of the
Building Code in force in the municipality where the house i s to be
built.
The National Building Code of Canada is a set of minimum standards
and in some instances it may be desirable to exceed its requirements.
For example, where the floor joists selected am. at their maximum
allowable
span, undesirable springiness m y be the result when heavyset persons
walk
across the floor. Another exmple would be the decision to use 2-in. x
&in.
studs rather than the permissible 2-in. x 4-in. ones in the exterior
walls
in order to utilize the larger stud space for additional insulation,
Codes
also rcgulatc the grades of lumber used for different purposes, but in
some instances it may be desirable to use higher grades for ease of
workability
or appearance.
(3) Financing
The interest on mortgage money starts from day one on the t o t a l
amount
committed to the project by a lending agency even though the larger
mount
of money will normally m l y be required near the end of the building
operation. FOT instance a $45,000 mortgage at 10% per annum costs
$12.52
in interest per day. Therefore because owner builders usually take longer
to ~6mplete a house than the regular builder, it may be
advisable to arrange
for interim financing, leaving the conventional mortgage applieatimz
until
later in the project. The decision, however, can be difficult because
mortgage money is usually more readily available during the three-
month
period December to February, sometimes becoming more difficult
to obtain
and more expensive as interest rates rise due ta increased building
activity during the s m r months. For either the interim financing or
the conventional mortgage, detailed c o ~ t estimates are usually
required,
along wiah evidence that you have the necessary expertise to undertake
the project. Also in the case of interim financing it will be necessary
ta s k a w that you have sufficient equity ro support the interim loan.
(4) Estimates; Framing and Jkywal l
Framing. - The cost of a framing cantract is usually calculated on
the basis of a unit price per square foot of finished floor area, and is
based on labour only. The estimazing ;end purchase of lumber and all
materials are the resp~nsibility of the owner. An estimate for the
framing contract is usually based on the extensive use of
labour saving
meth-ads such as sheat materials for all sheathing and the use of roof
trusses wherever possible. Extras are added for complicated i n t e r i
or
stair details, porches, exterior stairs, carports, garages, and for a
roof design where trusses are not called far. It is smetimes difficult
to gat a framer to consider the use of shiplap floor or wall sheathing
because of the extra labour involved.
-
Drywall. This estimate is usually based on the number of full
sheets
of marerial required, the amount af comer bead, the number of door
openings
and application problems if high ceilings and cathedral entrances are
involved. Extra thick insulation, which may bulge beyond the face of
the
studs on t h e walls or sag an the ckilings, will cause the estimator to
adjust the charges to allow far these details that make installation of
the hoard and joint finishing difficult. Details like those just mentioned
would result in an increase in the estimates for lath and
plaster finish
also.
(5) Site Layout and Planning
The owner should make cestain that the property has been surveyed
recently and that the corner pests have been located. These are usually
1/Z-in. sqwrc metal rods whose locations arc 1a;irketl by trloodcn stakes, 12
legal survey will be required by tllc Mu~~ieipality before a building l t c ~ ~ u i t
is issucd.
There are text books that describe methods for laying out the
foundations for a simple residential building and these usually describe
the use of batter bards and string lines as well as the use of tsiangulation
ta ensure that the laymx i s quare and accurate. Setbacks and
sideyard clearances should also be checked and if at all possible a
small
margin for emor should be added to these minimum dimensions. A t this
critical stage in planning the owner should verify that these aspects of
the project are correct.
When the foms are in place the municipality usually mquires that
the location of the forms be confirmed by a drawing from a registered
surveyor. In spite of this the owner should again check to scc that
everything is i n order with regard to the required zetback and side yard
clearances. The measurements af the formed foundation should
also be
checked again for accuracy. The forms should be well braced and
all
accidental openings blocked.
(61 Building Permits
Although the, basic permits are Building, Electrical, Plumbing,
Sewer
and Occupancy, larger municipalities may add such items as, kalrh,
Development, Gas, Oil, Fireplace Flue, Sidewalk Grassing, and Damage
Daposit, etc. In some large municipalities building permits account for
a significant cash outlay early in the project.
(7) Miscellaneous Charges
There are many charges to be bore by the project and these include,
building permits, permanent service connections, fire insurance,
provision
for temporary electrical service, charges for water and electrical
consumption,
and heating if construction extends into the cold seasons.
Thcrc are often costs associated w i t h accidental damage Qr
vandalism and
the possibility of theft because af large quantities of materials left
in
t l ~ u ollcn without constant supervision. The owner-builder should
also
allply for Workmcnvs Compcnsatian in case of injury to a worker at
the site.
If workcrs are employed by the owner-builder directly (and not as a
subcontract)
and if t h y are employed cmtinuous~y for a specified number of
days it may be necessary far the employer to pay Canada Pension as
well as
Unmploymcnt Insurance premiums.
(8) Tenprary Services
In many instances the owner or contractor is expected to provide
temp~rary electrical services to t h e subtrades. This is often supplied
through an arrangement with an adjacent property owner, but there
can
be problems sueh as overloading circuits and the need for heavy duty
extension cords where long distances are involved- The situation
can be
aggravated by lack of consideration for the property of the person
supplying the power on the part of some of the tradesmen.
Portable
gasoline powered generators ape available but these are expensive
to
purchase and daily rental charges are.high. Temporary hydro service is
usually available from 9;he provincial hydro company. A drawing for
this
purpose should be available from the hydro office and the total cost of
the pole and temporary service will be approximately $150,
(9) Sub-C~ntract ing
Most residential construction projects use the sub-contracling
method of building, normally under the direction of an
experienced
general contractor or developer-
The awnex-builder usually lacks on-site experience and should be
aware of the following:
[I) The work of the various sub-contractors must be scheduled
and co-ordinated.
(2) Most sub-contracts are undertaken with a minimum of written
specifications or detailed drawings.
( 3 Different trades work independently af one another, therefore
the owner-builder must try ta anticipate those areas where
the work of one trade may interfere with that of the trades
to fallow. Problems arise because each trade will have a
tendency to proceed in a manner that will expedite their
particular part of the work, The situation is aggravated
because there are seldom detailed drawings showing the layout
of plumbing or ductwork to help define where problems might
occur.
(4) Competitive bidding among sub-contractors can result in some
tr:ldcs sul~rnitting bids slightLy lower than they would like.
'rherofore if for any reason the job takes more time than
csrimatcd it can cause a poor attitude to prevail at the end
of that phase of the sub-contract work.
(53 Insulation and vapour barrier installation procedures may
leave a build up of materials an the stud faces if the
tabs on the insulation are not installed smoothly and each
staple driven properly. This cushion effect can makc it
very difficult for the boardmen to install gypsum board.
Thick ceiling insulation may sag between the ceiling or
roof j o i s t s , and the drywall applicator may push the
insulation up into the space between the joists to relieve
the pressure an the gypsum board. The spaces formed
between the insulation and the gypsum board could have an
adverse effect on the performance of t h e insulation. The
owner should be awafe of these problems and be prepared to
discuss them with the sub-cl-rntractors.
(10) Schedules
It is often difficult to maintain the proper' sequence of
construction.
Trades may be brought in before their proper place in the schedule
just to use them when they are available; i . e . , the finish coat of stucco
should not go on until after the drywall because the amount of
hammering
involved in drywall application could cause cracking in the stucco f i n
ish
coat. The roughed in plluuhing has to be in place and inspected prior to
the house being insulated.
There is always a strong tendency to try and find work for the owncr
or site supervisor, such as the early installation of perimeter drain
tile. This wuld result i n the tile being damaged or the levels
disturbed by oEher workmen because the t i l e must be left without
the
protection of stone and earth cover until the installation has been
inspected.
(1 11 Work Undertaken by Owner
Quite frequently owner-builders will undertake the actual placing
sf thc concrete in the forms, and the new delivery equipment
encourages
this trcnd. It is risky t o do t h i s , however, unless at least one crew
member has had same experience with placing concrete. If the site is
reasonably accessiblc the trucks can provide a fairly long reach with
their chutes to keep thc use of wheelbarrows to a minimum. The
concrete
suppliers allow the placers a few minutes of the trucks idle time per
ton before an extra charge is made against the purchase price. Where
site accessibility is d i f f i c u l t , a concrete pumper may be required; this
equipment has a long boom and flexible trunk which can greatly
simplify
the placing operation. Where there is any doubt about zha site, the
supplier should be asked to send a representative to assess the
bearing
capacity of the site and confirm its ability to support heavily loaded
vehicles, It should also be remembered that if the trucks get
stuck
their downtime may be charged to the project. Trucks have been known
to get bagged down on a relatively go~d site where the ground became
muddy due to an unexpected rain,
The placing of anchor bolts seems like a simple operation but they
must be placed quickly when the concrete is at the right stage of set.
The location of the anchor bolts should be marked on the special
foundation drawing mentioned under "Drawings" (page 1). The National
Building Code of Canada calls for anchor bolts at a maximum of eight
ft
on centre, but accomplishing this is not as simple as it sounds, For
instance it i s usually desirable to have bolts near the corners in
each
direction and at least t w o bolts even in a fairly short section ~f wall.
Furthermare a narrow plate is sometimes located to one s i d e on a
section
sf a wide foundation wall, a detail cbmon lo brick veneer
construction.
When this detail is used, the bolts must be accurately located off
centre
to match with the wall plate location. It can be seen readily that there
may have to be morq bolts provided than would be estimated by simply
dividing the total length of the foundation walls by eight. It should
also be remembered that the placing of an additional anchor balt after
the concrete has set up is an extremely difficult ta5.k.
Concrete foundation placement is one task that should not be started
on Friday afternoon because it is always desirable to complete this phase
of tbc operation without interruption to avoid pour lines,
Wen deep foundat ions cantairring large quatititics of co~lcrcte :Ire
used the placement should be left to an experienced crcn who c;m evnlurttc
the adequacy of the formwork and thus avoid form failure.
(12). Site Clean-Up
Unlike a regular contractor the owner-builder cannot use the
power
of persuasion generated by the possibility of additional
contracts. He
will therefore seldom have much success in ab'taining the necessary
subcontractors
if any serious attempt is made to have each of the trades
agree to clean up the site on completion of their phase of the work. It
can be asswncd therefore that considerable labour will be required
after
cach sub-contract operation to keep the building site clear of scrap
material.
The drywall contractor, far instance, will often leave a great deal
of scrap gypsum board to be disposed of. The drywall finishers often
splatter the joint-filler mate~ials on the sub-floors and t h i s has to
be
scraped off. Window sills are usually in place prior to t h e joint
filling and they must be protected or cleaned after this operation is
completed. Sanding of the joints generates a great deal of dust
which
must also be removed.
Extensive clean-up may also be required after any rosfing operation
and this can extend to adjacent properties when narraw side yards are
involved.
Some types of stuccs application will splatter window glass and
frames. These, along with drips and splatters from exterior painting,
can be difficult to remove.
There is a wide variety in lumber grades and quality and it may be
difficult for an inexperienced person to make the right selection. For
example, lumber that has been sawn green and stacked can look very
sound
and straight but may warp or twist when air dried.
Unless a higher grade is required for a special purpose mast lumber
used for the structural frame of houses is classified in the following
two main categories; Stud Grades for wall framing and Structural
Grades
for floor, ceiling or roof joists and rafters. Except for stud grades
or special orders, the framing lumber for shipments to building sites
is
normally referred to as number two or better structural, in the
species
of lumber most common to the area,
Wood -shrinks on drying and may warp or twist. To minimize these
problems the 1977 National. Building Code of Canada requires
that the
moisture content of lumber shall not be greater than 19 per cent
at the
time of installation in a building.
Roof trusses are very popular and one reason has been that many
suppliers arc highly selective in their choice af lumber for the trusses,
Where long spans are involved, it would be difficult to achieve the
same result using conventional on-site roof-framing methods unless the
lumber was carefully selected,
Because every house building project requires a varying number af
short lengths of 2 x 4'5, savings are possible through the use of 2 x 4
lumber known as "shorts1'. The term "shortsi' is used to refer to ends
that are left aftex a mill has cut a series of standard lengths. These
are very often of good quality and considerably less expensive than the
regular lengths. These, short pieces can he used for stakes, blacking,
formwork, roof-rafter lookouts and soffit supports.
High quality workmanship on the part of the framer is essential
to
the success of wood-frame house constructidn. He should be able
to offer
inspection of some of the other completed framing projects for
evaluation.
The framing sub-contract usually starts with the const~uction of the
footing and foundation forms. The ngad for accuracy with respect to
squareness and level cannot be over emphasized. It also takes an
experienced tradesman to know when forms are adequately tied and braced
to resist the weight, of the concrete.
The framer will be anxious to remaire the foundation forma the day
following< the placing af the concrete so ellat tIic main laouse framing can
proceed. In thc case of the foorings and f~untiat ior~ walls, saiw
gutllorities
suggest that thc forms sl~ould bu left in place for t i t l k a s t twentyfour
Iiours, but that this period should be extended if the weatl~er is hat
and sunny. During cold weather, the forms should not be removed w h i l e
the concrete is still warm, as rapzd cooling of the surface will cause
checkgng and surface crack-s.
Stripping of the forms should be done carefully because comer5
and thin sections of t h e green eancrete are easily damaged by rough
fanaval p$ the farm boards .
The fallowing are sane examples af framsng procedures that may require
special attention :
To avoid problems when f i t t i n g door and window frames, obtain
accurate actual dimensions for the frames so t h z the rdugh
openings may h~ adjusted accordingly. Otherwisd the framer
w i l l probably leave rough openings slightly larger than necessary
knowing that the openings can be blocked out to suit the door or
window frames, A lnrgc scale drawing sl~owing the window and dsqr
installation details should be available frnm the suppliers to
assis in establishing the proper cloarnrrces.
It is also imyortarlt that tlle finish floor thickness be
estimated at each door opening so that it can be taken into
account when establishing the height af the rough openings for
the interior doors. The rough op.ening sizes are of particular
COTIC~TII where top hung closct doors al*e used and the-return of
the gypsum bomd fenlaces the use of a wood frame.
It is also important thiit the lumber used for framing the rough
openings be selected carefu1J.y so as to minimize, the possibility
of warping because it is d-iffTcult to install the da6r frames and
t r i m if warping occurs.
Lintels: framers may use heavier linxels than necessary unless
a l l sizes are noted on the drawings. This is sometimes done tp
expedite the framing operatian by eliminating th& variatien in
length of the short studs between the lintel and the top plates
when lintels of different sizes c a l d be used. The lintel
suppo- studs should be, tightly f i t t e d because the lintel will
usually shrink slightly and latex when the load comes on the
structure the slightest downward movement of the l i n t e l may add
to the possibility of a crack forming in the wall finish above
the corners of the door and window openings,
Dimensions for ceiling drops above kitchen cupboards are seldom
detailed clearly and it is advisable to determine how much
projection is desirable and see that the dimension is uniform
above a l l cupboards.
Fire stowing of the stud spaces around the framing for the
ceiling drops shauld be installed before the ceiling drops are
put in place ( F i ~ u r e 1). This is another detail seldom shown
on plans and the proposed meThod QE accomplishing the fire
stopping should be broughr to the attention of the huilding
inspection department.
Drains from toilets, bathtubs and showers often occur directly
over floor joists making extensive modifications necessary.
This can ba avoided by preparing drawings to show a joist layout
in relation to the bathroom fixtures
(153 Payments, the Mechanicsf Lien
Because sub-cantracts for small projects in residential
construction
are undertaken with a minimum of written specifications,
misunderstandings
can easily develop. If a difference of opinion betmen the owner and
subcontractor
cannot be resolved, the owner may have no alternative but to
hold back part of the final payment. The sub-contractor may then use
the
ultimate weapon and threaten the project with a Mechanics1 Lien- The
implication being that this will shut down the project. However, this
is not necessarily the case.
Rather than comment further on t h i s legal procedure, the nutllar
would strongly recommend that builders and tradesmen become familiar
wit11 the law relating to Mechanics' Lien through reference books from a
Public Library, and if necessary by discussing the solution with a
solicitor.
Material Quantities
It is difficult to check on the quantities of bulk Materials such as
cnncrcto, sand, gravel or s o i l when it is delivered to the site. The
quantities sl~ould be based on estimates taken from the plans but in
many
instances tllc estimates are low, The reasons given are often that the
gratlc was uneven, grade levels are seldom measured accurately and
compaction of the hase material. With concrete quantities the
forms
might be slightly oversize or have bulged, and there may be sorne
leakage
of concrete from the forms.
To avoid additional delivery charges lumber is often ordered in
large loads, and because the lumber is slid from the truck in a
compact
bundle the pile would have to be taken apmt and restacked for an
accurate check to be niade.
(173 Heavy Equipment Darnage
In subdivZsions where roads, sidewalks and services are in place
before building commences, there is the possibility that these new
Ea~iXities will be damaged by heavy equipment, and that the
repair costs
will be charged to the owner. The heaviest equipment is usually the
truck that delivers the concrete. When these trucks ga over new
curbs
or sidewalks there is great potential for damage. The size of the
vehicles and the fact that the concrete materials must be used once
chey
are mixed makes it possible far inexperienced persons to be intimidated
by the operators of the trucks. For these and other Ireavily loaded
vehicles, care should be taken to clearly mark entry routes, whenever
it is possible, to avoid crossing curbs nr sidewalks. Otherwi~e ramps
should be prepared. Underground services should be clearly marked
SQ
that accidental damage by trucks, excavating or back-filling equipment
can be avoided.
Whenever heavy equipment is working on the site an owner's
representative should be present to ensure that the operator stays
clear of the building, even if this means some extra close-in work by
hand.
[18) Prevention of Vandalism
Minor theft and damage to building sites has always been a
problem
because a partially completed house has a particular fascinatiw~ for
inquisitive children. A t various stages each site can have large
quantities of unguarded and valuable materials, much of it
vulnerable
to damage. The builder therefore has had to depend heavily on the
inhcrent honesty of the public to have a successful operation.
UnfbTtunatcly
public moral attitudes are changing to the point where theft
and serious malicious damage to building sites is common. The
builder
to-day, tl~creforc, musr either plan for the cost of a security patrol
or risk llcavy monetary loss.
Undcr these circumsrances it is always advisable to bring the house
to the lockup stage as quickly as possible. This w i l l require careful
co-ordination to get the doors and windows delivered at the proper
time.
A door with a temporary lock becomes advisable so that keys can be
given to the various trades when necessary. Picture windows and
sliding
glass doors should be protected with sheet materials whenever
possible.
(19) Innovations
The trades and manufacturers have developed ingenious methods of
keeping on-site labkur costs down. Perhaps the foremost af these was the
development of gypsun drywall as well as t h e new pre-finished shcct
materials
and pre-finished exterior sidings. Plywood and other com~rosirio~~ boards
uscd
for sheathing have also been responsible far reducing on-site labour,
Baseboards have been eliminated in many areas in houses by
bringing
the drywall ta within 12 m of the floor so that the remaining j o i n t can
be covered by thick carpet and underlay.
Most of the extruded metal window frames have a wide flange around
the perimeter to permit rapid maunting of ehe window from the
exterior.
Drywall is often returned at the windows and a plastic cap has been
developed to minimize damage to the drywall frm condensation that might
form an the metal window frame. There are, bowcvcr, some p o t e n t i a l
problems with these window details. A narrow space is left
between -the
metal frame and the rough opening frame. This is seldom packed with
insulation and there is a danger of air fr~m the house entering this
space and condensing an the mter metal frame. I t is extremely
difficult
to extend the airjvapour barrier to the metal window frame at: this
point.
Considerablc time can also be requircd to blo~-k out around the rough
opening so that the drywall and plastic bead will lap the metal window
evenly all arou~~d (Figure 23.
Gypsum board returns around closet doors, like those at windows,
substitute for the usual wood frame and trim. The gypsum board extends
12 mm beyond the opening and is capped with a metal cap. This projection
hides the sides, top and hottom of bifold closet doors (Figure 3).
Designers are also eliminating the returns ar0un.d closet doors (Figure 4 )
.
Ceiling height interior doors have been tried f r o m rime to t i m e . Tlre
metric house built by HUDAC at Habitat in Vancouver in 1976
featured a
ceiling height set of sliding doors to enclose a closet wall. These
were prefinished sliding doors of hardboard with the edges capped with
simple plastic moulding.
Metal capped gypsum valance boards are very popular, but. they are
often backed with heavies than necessary 2 in. material because it is
usually available on the site and provides a solid backing. Some
builders
use special metal brackots to reduce the amount of wood used and t h e
brackets also make the insulation, drywall and air barrier easier to
install, because they are placed over the gypsum board. Wood or gypsum
valances can bc used on the heavy woad frame backing or the metal
brackets (Figure 51- Folding closet doors and hardware as well as the
interior shcfving rods and hardware have also been designed to minimize
installation t i m c .
Spray produced textured ceiling finishes afe widely used as they
minimize the d i f f i c u l t y of hiding the drywall seams. It is
necessary to
clearly specify those areas where the spray is not desirable. such as
in
kitchens and bathrams.
Prefinished vinyl doors are available and if acceptable Is the
owner are a significant saving aver other finishes. For instance a
standard 30-in. vinyl prefinished door costs only slightly more than a
select grade mahogany door ready for staining! It should be noted,
however, that the prefinished vinyl door is difficult to repair if the
vinyl is damaged.
Prehung prefinished doors are popular. The split jamb is expensive
but it includes the prefitted door trim and it is adjustable to minor
variations in wall thickness.
There is strong competition among manufacturers of kitchen and
bathroom cabinets and counter tops. This gives the owner the advantage
of high quality factory finishes and a wide selection at competitive
prices.
Plastic plumbing for drain, waste, and vent pipe is widely used in
single-family housing and aids in keeping dawn the price of
plumbing
installations through reduced on-site labour.
Factory produced roof trusses certainly speed the on-site operation,
however, the job scheduling must be precise in order t o have the
fiame
complete to the point where the truck delivering the trusses can use irs
hydraulic boom to place the Trusses on the home. Qtherwise they will
simply be left at the site and it can be a difficult task getting them on
the house by hand.
Further useful information is available from Central Mortgage and
Housing Corporation, Montreal Road, Ottawa, Ontario KIA OP7 in their
publication entitled Canadian Wood-Frame House Cclilstruction (Order no.
NHA 5031, Price $1.00).
ENDS FIRE
STOPPED WITH
GYPSUM BOARD
BEFORE FRAME
I S NAILED IN
PLACE
F IRE
STOP
FIGURE I
CEILING DROP
EXTERIOR
BLOCKING:
A I R BARRIER'
TO HERE
CAP
FIGMRE 2
WINDOW JAMB
DRYWALL
METAL CAP] - DOORS
FIGURE 3
TOP AND SIDES OF CLOSETS

CONVENTIONALiml CLOTHES CLOSETS

PROPOSED

FIGURE 4
irll
DESIGNERS EL IAI INATE
RETURNS
FIGURE 5
VALANCES