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Response -Volume II
Affordable
Residential
Construction
A Guide for
Home Builders
The lessons l e a r n e d i n t h e d e m o n s t r a t i o n p r o j e c t s , o r i g i n a l l y
r e p o r t e d i n a s e r i e s o f i n d i v i d u a l case s t u d i e s , have now been combined
i n two f i n a l r e p o r t s w i t h t h e g e n e r a l t i t l e , A f f o r d a b l e Housing:
Challenge and Response.
Volume I I
Affordable Residential
Construction: A Guide
for Home Builders
Prepared for:
U.S. Department of
Housing and Urban Development
Innovative Technology and
Special Projects Division
By:
NAHB National Research Center
400 Prince Georges Ctr. Blvd.
Upper Marlboro, Md. 20772
July 1987
Foreword
For years the U.S. Department of Housing step toward lowering housing costs. This
and Urban Development (HUD), the National manual contains a compilation of proven
Association of Home Builders (NAHB), and cost-saving construction techniques. All
the NAHB National Research Center the techniques may not be applicable in
(formerly the NAHB Research Foundation, every situation, but most builders will
Inc.) have been searching for solutions to likely find many ways to lower housing
the rising cost of housing. costs. Volume I, the companion manual,
contains proven cost-reduction methods of
land planning and development as well as
The Joint Venture for Affordable Housing actions local governments can take to
(JVAH) program has been a significant encourage more affordable housing.
Acknowledgements
This manual is the result of material demonstration and the communities who
obtained from the Joint Venture for took the risks and put their resources on
Affordable Housing Demonstration builders the line to prove that affordable housing
and from other sources. It was prepared for all Americans can be a reality.
for the Department of Housing and Urban
Development by the NAHB National The work that provided the basis of this
Research Center. The demonstration publication was supported by funding under
program was directed by the Office of a contract with the U.S. Department of
Policy Development and Research. Housing and Urban Development. The
substance and findings of that work are
The principal author was E. Lee Fisher, dedicated to the public. The authors are
with assistance from Carol B. Schaake, solely responsible for the accuracy of the
Richard A. Morris, and untold others who statements and interpretations contained in
provided years of residential research effort this publication. Such interpretations do
and documentation. Most importantly, we not necessarily reflect the views of the
wish to thank the builders of the JVAH Government.
TABLE OF
CONTENTS
v INTRODUCTION
53 FIREWALLS
56 ROOF FRAMING
58 PLUMBING
67 ELECTRICAL
HEATING, VENTILATlON,
69 AND AIR CONDITIONING
73 BUSINESS/MARKETING
81 REFERENCES
83 APPENDIX I
INTRODUCTION
Because the foundation transfers the Basically, concrete footing widths are
weight of the house to the soil, determined by total design loads in
prudent engineering principles and pounds per linear foot o footing and
calculations are necessary. However, allowable soil bearing capacity in
prescriptive code requirements often pounds per square foot. Column
codify the worst case situation, adding footingsizes are determined by total
unnecessarily to costs for all founda- design load in pounds and allowable
tions built in an area. The optimum soil bearing capacity in psf. See
foundation will depend on factors such Tables 1 and 2.
as climate, soil, topography, and
building loads.
As shown in the above tables, if soil bearing tests are made, footing widths
may be reduced substantially thereby reducing costs, assuming local codes are
performance based.
The 1986 CABO One and Two Family reinforcing. Otherwise, elimination of
Dwelling Code prescribes minimum footing reinforcing rods is a legitimate
footing widths and depths, but method of reducing costs in many
Section R-108,Alternate Materials and cases.
Systems, provides a mechanism for
innovative design and material usage.
All major model codes have similar As with footings, reinforcement in
provisions that should be used foundation walls is seldom necessary in
whenever soil bearing tests or nonexpansive soil and in areas outside
engineering calculations are of seismic zones 2,3 or 4. If rein-
appropriate. forcement is routinely installed in
accordance with local code require-
ments or local practice, it will be
Reinforcing of concrete footings is worthwhile to examine soil conditions
required by some local codes or is and work toward change.
routinely installed as "local
practice." Footing reinforcement is
seldom necessary for footings placed Under stable base conditions, concrete
on undisturbed soil. Compacted fill slab floors do not require weldedwire
often has sufficient bearing capacity mesh. It is not recognized as struc-
that makes reinforcing unnecessary. tural reinforcement and provides no
significant function. If installed
correctly (in the upper third of the
Footings in expansive soil conditions slab), welded wire mesh may be of
should always be designed by qualified minor value in limiting the width of
engineers and will most likely require cracks.
Since mesh is seldom installed to masonry in some areas. As with all
correctly, and since properly placed foundation systems, the realization of
control joints localize cracks, and full performance potential requires
since carpet or resilient flooring proper attention to design, fabrication,
cover cracks, welded wire mesh is of
dubious value in most cases. A survey
and installation.
conducted for NAHB in 1984 indicated
that about 60 percent of the code Wood foundations, marketed under the
jurisdictions do not require mesh in name "Permanent Wood Foundations,"
slabs. have been used successfully in many
areas of the country. They are built
Most major model codes require 3 1/2- basically like exterior walls using
inch or 4-inch thick concreteslabs- lumber and plywood treated to
on-grade. Because the slab is 100 American Wood Preservers Bureau FDN
percent supported on compacted fill standard. Details of the system are
and because normal house loadings are available from the National Forest
relatively light, a 2 1/2-inch thick Products Association (NFPA), 1250
slab may be more than adequate on Connecticut Avenue, NW, Washington,
soils with high bearing capacity. DC 20036. NFPA is also investigating
pressure treated woodfor expansive
The pressure treated wood foundation soil applications, especially for crawl
is a proven cost effective alternative space foundations,
Waterproofing Throughout the years, there have been
many attempts to develop the defini-
tive basement waterproofing method.
Some methods have worked better than
others, but basement leakage continues
to be one of the most common
customer complaints.
All these products are based on the Good supervision and construction
fact that lateral water pressure is the practices are very important in
culprit in most leaky basements. The waterproofing the foundation.
major drawback of most systems is Cleaning the footing prior to placing
that water which has drained down the foundation wall; using care in
has no place to go once it gets there. placing concrete to prevent entrapped
Drainpipe that simply circles the air or aggregate segregation; placing
foundation perimeter can fill up concrete at least 4 feet per pour;
quickly with water and then eventually vibrating concrete; using low slump
silt. Water starts backing up the concrete; and providing drains for
foundation wall, recreating hydrostatic window and door wells all help to
pressure. reduce leakage problems.
EXAMPLES FROM THE
DEMONSTRATION PROJECTS
The key to economical wall and parti- increments and reduces scrap and
tion construction is preplanning to waste.
eliminate unnecessary materials and
labor. Carpenters usually find extra An important side benefit to preplan-
material is needed here and there to ning will be education of the car-
accommodate doors and windows. pentry crew. When the crew has built
a number of units in accordance with
They may also follow traditional cost saving techniques presented in
training by adding studs where this section, less detailed instructions
partitions intersect exterior walls, and fewer on-site modifications will be
blocking at mid-height of walls, required.
double studs and headers at openings
in nonbearing walls, and similar Tilt-up wall construction continues to
practices. Each of these excessive be the preferred method for reducing
material uses is avoidable through labor and material costs. Assembling
proper attention in the planning wall sections to the greatest extent
stage. They add significantlytocost possible prior to erection is beneficial
without benefit to the home buyer. since materials do not have to be
held up while they are being fastened.
Cost savings will be greatest when the This includes framing and sheathing (if
overall out-to-out dimensions of the used), as well as siding, windows and
house and the location of wall exterior trim. Fabrication can be
openings coincide with a module of 2 done on a shop table or right on the
feet. This provides maximum use of floor deck. Use end nailing, not toe-
materials that are available in 2-foot nailing, to fasten plates to studs.
OVE Techniques Engineering analysis and testing have
resulted in widespread acceptance of
many changes in traditional wall
framing techniques. Many of these
OVE (Optimum Value Engineered)
techniques were developed and tested
by NAHB National Research Center.
Building 7'6" high walls instead of 8'0”
saves approximately one course of
siding or two courses of brick, 6
percent of wall insulation, 3 percent
of painting labor and material, one
tread and riser on a flight of stairs,
and 9 to 12 inches of stair landing
space.
JVAH Walls and Partitions Most JVAH sites used some aspects of
Optimum Value Engineered wall
systems to minimize costs. The most
commonly used techniques were in-line
framing with 24-inch stud spacing,
single top-plates, 1x4 bottom plates,
two-stud outside corners, metal
drywall clips instead of wall and
ceiling nailers, and elimination of
headers and jack studs in nonbearing
walls.
Santa Fe, New Mexico In Santa Fe, the normal city require-
ment is a masonry firewall between
attached garages, including a parapet
above the wall. The builder obtained
the Fire Resistance Design Manual
from the Gypsum Association which
shows wood frame firewalls.
In addition, he pointed to the 1,000
square foot per floor exception for
roof fire treatment in UBC. These
convinced the city that a common
two-hour wood-framed firewall with
no parapet or roof treatment was
adequate.
Lacey, Washington In Lacey, the city required either a
parapet extending 30 inches above the
roof or that all framing elements
(trusses, wall plates, studs, etc.)
within 5 feet of the two-hour
separation wall be of one-hour fire
resistance construction.
The standard roof truss has become eliminated, leaving the truss or rafter
the most common and most cost- tails exposed. Blocking between
effective method of roof framing. trusses or rafters and a 1x6 fascia
Light-weight trusses are the most board are the only finish items
highly engineered component in new needed. If soffit venting is needed,
home construction and form the basis screening between trusses or rafters
of a very efficient roof system. They can be used instead of blocking.
are easy to install and adapt to many
basic designs. Therefore, if cost is
the primary consideration, standard
P
roo trusses are recommended. Three-eights-inchplywoodroof
sheathing with metal plyclips is an
acceptable alternative to l/2-inch
plywood.
The "in-line"framing concept dis-
cussed in the House and Lot Design
section of this manual works very well
with roof trusses. That is, the 24-
inch on-center roof trusses align with
the 24-inch on-center wall studs which
in turn align with the 24-inch on-
center floor joists. The key to this
consistent alignment is to start all
layout from the same corner.
Electrical codes and their implemen- Smaller homes do not need heavy
tation are normally not very flexible. service load centers. Many can be
served by a 100-amp load center. A
But costs can still be reduced by
several methods within the codes. switched receptacle may be substituted
for overhead lights in habitable areas.
Floor plans can often be adjusted to
reduce electrical costs by reducing
Only one light fixtureis required in
a basement. Attic storage or equip-
length of wiring or eliminating outlets ment service areas require light
while staying within the code. For fixtures. Otherwise, attic lighting
example, since one outlet is needed is not required.
for each 12 feet of wall, shortening or
eliminating walls or moving door Extra branch circuits are often
locations can reduce wiring, recep- routinely installed by electricians to
tacles, switches, etc. simplify the arrangement of breakers
in the panel. Maximize the number of
If all points requiring heavierappli- devices on a circuit, and normally one
ance circuits are clustered and located or two circuits per home can be
close to the distribution panel, expen- eliminated.
sive heavy cable can be minimized.
Separate circuits are not required for
Check the house during construction the refrigerator or garbage disposal.
to make sure extra outlets are not Extra circuits cost about $25 each for
arbitrarily installed. Relocate closet additional home run wiring and
doors or other openings to avoid short breakers.
walls over 24 inches wide which will
require an outlet. Remember outlets Heavy 240-volt circuits are required
are not required in hallways. for the range, clothes dryer, water
heater, electric furnace, and heat
In some locations, entire homes are pump or air conditioning unit. If
traditionally wired with #12 wire and house design permits, locating as many
20-amp devices for general wiring. of these heavy circuit appliances near
However, most codes allow the bulk of the load center will reduce costs.
a house to be wired with #14 wireand The large feeder cable required for an
15-amp devices. electric furnace is very expensive. In
addition, if the furnace is located near
Each required lighting point can be the breaker panel, a separate discon-
switched by a single switch. Also, nect is not required at the unit,
bath fans can be switched with the saving between $75 and $100.
bathroom light. Light fixtures that
are not required by code can be pull- Plastic utility boxes reduce costs by
chain operated and need not be about $1per wiring point and are
separately switched. allowed by most codes.
EXAMPLES FROM THE
DEMONSTRATION PROJECTS
Arizona, Phoenix
"Cimarron"
Knoell Homes, Inc.
Thomas E. Knoell, President
Richard Eneim, Vice President
and General Manager
Georgia, Valdosta
"ForrestwoodII”
Minchew Homes Corporation
Gary Minchew, President
Idaho, Boise
"Lakewood Meadow"
HOMCO, Inc.
Bryce L. Peterson, President
Minnesota, Blaine
"Cloverleaf Farm - 9th Addition"
Good Value Homes
Donald Hardle, President
John Peterson, Land Development Director
Nebraska, Lincoln
"Parkside Village"
Empire Homes
Karl Witt, President
Oklahoma, Tulsa
"Innovare Park"
Hood Enterprises, Inc.
D. Wayne Hood President
Oregon, Portland P
Washington, Everett
"Sunridge"
Washington, Lacey
“The Park”
Phillips Homes
John Phillips, President
Massachusetts, Springfield
JDS, Inc., Developer
Robert L. Del Pozzo, President
ASI, modular manufacturer
Vermont, Burlington
"Franklin Square"
Hauke Building Supply
William R. Hauke, Jr., President