Building your own house : some useful tips

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BUILDING YOUR OWN HOUSE

-

T.N. Blackall

D i v i s i o n of Building Research, National Research Council sf Canada

Ottawa, September 1979

National Research C m i l national

BUILDING YQUR OWN HOUSE

-

This Building Practice Noto outlines some of the details l o be c~nside~red before a ( s e l f - h e l p ] house building project is undertaken by an individual. Developed from t h e experience o f

T.N.

is hoped this record will be of benefit to others. 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 S i t e Clean-Up

Lumber Framing

Payments, the Mechanic's Lien Material Quantities

Heavy Equipment Damage Prevent ion o f Vandal i m

(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 f u l l section through the house, preferably at a Larger scale than is normal for the floor plans and elevations, There

is

openings for doors, windows, piping o r other service entry. The anchor b o l t layout should be shown clearly on this foundation drawing which can also be valuable for estimating the concrete q u a n t i t i e s and designing the

forms for the concrete.

(21 Building Codes and By-Laws

The administrative section of mast municipal by-laws contains a state- ment similar to the one following, quoted from Part 2 Administration of the

1 9 7 7 National Building Code of Canada. Subsection 2,4.17. s t a t e s , in part: "The granting of a permit, the kpproval of the drawings and s p e c i f i c a t i o n s or inspectians made by the authority having j u r i s d i c t i o n , shall not i n any

way relieve the owner af a building from f u l l responsibility for carrying out t h e work or having the work carried out in -accordance w i t h the require- ments of t h i s B y - l a ~ , ~ ' etc. This makes it important that the owner-builder become familiar w i t h the municipal by-laws

w i r R

the house on the lot, property drainage, permissible changes in l o t 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 s e t of minimum standards and i n some instances it may be desirable to exceed its requirements.

For example, where the floor j o i s t s selected

am.

4-in.

also rcgulatc t h e grades of lumber used for different purposes, but in some instances it may be desirable to use higher grades for ease of work- ability or appearance.

( 3 ) Financing

The interest on mortgage money starts from day one on the t o t a l amount

committed to t h e project by a lending agency even though t h e larger mount

operation. FOT instance a $45,000 mortgage at 10% p e r annum costs $12.52

in interest per day. Therefore because owner builders usually take longer to ~ 6 m p l e t e a house than the regular builder, it may be advisable to arrange for i n t e r i m financing, leaving the conventional mortgage applieatimz until later in t h e 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 a c t i v i t y during the s m r months. For either t h e interim financing or the conventional mortgage, detailed c o ~ t estimates are usually required, along wiah evidence t h a t you have the necessary expertise to undertake t h e project. Also in the case of interim financing it will b e necessary ta s k a w that you have sufficient equity

ro

(4) Estimates; Framing and Jkywal l

Framing.

-

framing contract is usually based on t h e extensive use of labour saving meth-ads such as sheat materials for a l l sheathing and the use of roof trusses wherever possible. Extras are added for complicated i n t e r i o r

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 f l o o r or wall sheathing because of the extra labour involved.

Drywall.

-

involved. Extra t h i c k insulation, which may bulge beyond the face of t h e studs on t h e walls or sag an the ckilings, will cause the estimator to adjust the charges to allow far these d e t a i l s that make installation o f the hoard and j o i n t finishing difficult. Details like those just mentioned would result i n an increase in the estimates for lath and plaster f i n i s h also.

(5) Site Layout and Planning

The owner should make cestain that t h e property has been surveyed recently and that t h e corner p e s t s 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 M u ~ ~ i e i p a l i t y before a building l t c ~ ~ u i t

i s issucd.

There are text books that describe methods for laying out t h e

foundations for a simple residential building and these usually describe

the use of batter b a r d s and s t r i n g lines as well as the use

of

quare

t h e project are correct.

When t h e foms

are

everything is i n order with regard to t h e required zetback and side yard clearances. The measurements a f 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, k a l r h ,

Development, Gas, Oil, Fireplace Flue, Sidewalk Grassing, and Damage Daposit, e t c . In some large municipalities building permits account for a significant cash outlay early in t h e project.

(7) Miscellaneous Charges

There are many charges to be _{b o r e by t h e project and t h e s e include,} building permits, permanent service connections, fire insurance, provision for temporary electrical service, charges for water and electrical con- sumption, and heating if construction extends into the cold seasons. Thcrc are often costs associated w i t h accidental damage Qr vandalism and t h e possibility of t h e f t because af large quantities of materials left in t l ~ u ollcn without constant supervision. The owner-builder should a l s o

allply for Workmcnvs Compcnsatian i n case

of

contract) and if t h y are employed c m t i n u o u s ~ y for a s p e c i f i e d number of days it may be necessary f a r the employer to pay Canada Pension as well a s Unmploymcnt Insurance premiums.

(8) Tenprary Services

In many instances the owner o r contractor is expected to provide temp~rary electrical services t o t h e subtrades. T h i s 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- T h e _{situation can be}

aggravated by lack of consideration for the property of the person supplying the power on t h e 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 s e r v i c e will be approximately $150,

(9) Sub-C~ntract ing

Most residential c o n s t r u c t i o n projects use t h e sub-contracling method of building, normally under the direction of an experienced general contractor or developer-

The awnex-builder usually lacks o n - s i t e 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 w r i t t e n specifications or detailed drawings.

( 3 Different trades work independently

af

the work of one trade may interfere w i t h that of t h e trades

to fallow. Problems arise because each trade will have a tendency to proceed in a manner t h a t 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 d e f i n e where problems might occur.

(4) Competitive bidding among sub-contractors can result in some

tr:ldcs sul~rnitting b i d s slightLy lower than they would like. 'rherofore if for any reason the job takes more time than csrimatcd it can cause a poor attitude t o prevail a t the end of that phase of the sub-contract work.

(53 Insulation and vapour barrier installation procedures may leave a b u i l d up o f materials an the stud faces if the tabs on the insulation are not installed smoothly and each s t a p l e driven properly. T h i s cushion e f f e c t can makc it very d i f f i c u l t 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 t h e space between the j o i s t s to relieve

the pressure an t h e gypsum board. The spaces formed between the insulation and t h e gypsum board could have an adverse effect on the performance of t h e insulation. The

owner should b e awafe of these problems and be prepared to discuss them w i t h the sub-cl-rntractors.

(10) Schedules

It is often d i f f i c u l t to maintain the proper' sequence of construc- tion. Trades may be brought in before their proper place in t h e schedule just to use them when they are a v a i l a b l e ; i . e . , the finish coat of stucco should not go on until after the drywall because the amount of hammering involved i n drywall application could cause cracking in the stucco f i n i s h

coat. The roughed in plluuhing has to be in place and inspected p r i o r to t h e house b e i n g insulated.

There is always a strong tendency t o t r y and f i n d work for the owncr or site supervisor, such as the early installation of perimeter drain t i l e . T h i s w u l d result i n t h e t i l e being damaged or t h e levels disturbed by oEher workmen because the t i l e must be l e f t without the protection of stone and earth cover until t h e installation has been inspected.

(1

11

Quite frequently owner-builders will undertake the actual placing sf t h c concrete in the forms, and the new delivery equipment encourages t h i s t r c n d . It is risky t o do t h i s , however, unless at least one crew member has had same experience w i t h placing concrete. If the s i t e is reasonably accessiblc the t r u c k s can provide a fairly long reach with their c h u t e s to keep thc use of wheelbarrows to a minimum. The concrete suppliers allow t h e placers a few minutes of the t r u c k s idle time per t o n before an extra charge is made against the purchase price. Where s i t e 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

vehicles, It should also be remembered t h a t if the trucks g e t stuck their downtime may be charged to the project. Trucks have been known to get bagged down on a relatively g o ~ d site where t h e ground became muddy due to an unexpected rain,

The placing of anchor b o l t s seems like a simple operation but t h e y must be placed quickly when the concrete is at the right stage of s e t .

The location of the anchor b o l t s should be marked on t h e s p e c i a l

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 b o l t s even

i n

a

may have to be morq bolts provided than would be estimated by simply d i v i d i n g the total length of the foundation walls by e i g h t . It should also be remembered that t h e placing of an additional anchor b a l t after t h e 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 o f t b c operation without interruption to a v o i d pour lines,

Wen deep foundat ions cantairring large q u a t i t i t i c s of co~lcrcte :Ire

used the placement should be l e f t to an experienced crcn who c;m evnlurttc

the adequacy of t h e formwork and thus avoid form failure.

(12). S i t e Clean-Up

Unlike a regular contractor the owner-builder cannot use the power of persuasion generated by t h e possibility

of

agree to clean up t h e site on completion of their phase of the work. I t can be asswncd therefore that considerable labour will be required after cach sub-contract operation to keep the building s i t e clear of scrap material.

The drywall contractor, far instance, will often leave a great deal of scrap gypsum board t o be disposed o f . The drywall finishers o f t e n splatter t h e 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 j o i n t s generates a great deal of dust which

Extensive clean-up may also be required after any rosfing operation and t h i s can extend to adjacent properties when narraw s i d e yards are involved.

Some types of stuccs application will splatter window glass and frames. These, along with drips and splatters from exterior p a i n t i n g , can be difficult to remove.

There is a wide variety i n lumber grades and quality and it may be difficult for an inexperienced person to make the r i g h t selection. F o r example, lumber that has been sawn green and stacked can look very sound and straight but may warp or twist when a i r dried.

Unless a higher grade is required for a special purpose mast lumber used for the structural frame of houses is c l a s s i f i e d in the following

t w o main categories; Stud Grades for wall framing and Structural Grades f o r f l o o r , ceiling or roof joists and rafters. Except f o r stud grades or special orders, the framing lumber for shipments to building sites is normally referred t o as number t w o or better structural, in the species of lumber most common to the area,

Wood -shrinks on drying and may warp or twist. To minimize t h e s e problems the 1977 National. Building Code of Canada requires t h a t the moisture content o f lumber shall not be greater than 19 p e r cent at t h e time of installation in a building.

Roof trusses are very popular and one reason has been that many

suppliers arc highly selective in t h e i r choice af lumber f o r t h e trusses, Where long spans are involved, it would be difficult to achieve t h e

same result using conventional on-site roof-framing methods unless the

lumber was carefully selected,

Because every house building project requires a varying number a f 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 s o f f i t supports.

High quality workmanship on the part of the framer is essential to t h e success of wood-frame house constructidn. He should be a b l e to offer inspection of some of the other completed framing projects for evaluation.

The framing sub-contract usually starts with t h e c o n s t ~ u c t i o n o f t h e footing and foundation forms. The ngad f o r accuracy with respect to squareness and l e v e l cannot be over emphasized. It also takes an

experienced tradesman to know when forms are adequately tied

and

The framer will be anxious t o remaire t h e foundation forma the day following< t h e placing a f t h e concrete so ellat tIic main laouse framing can proceed. In thc case of the foorings and f ~ u n t i a t ior~ walls, saiw gutllor- ities suggest that thc forms sl~ould bu l e f t in place for t i t l k a s t twenty- four Iiours, but that t h i s period should be extended if t h e weatl~er is hat

and

sunny.

Stripping of the forms should be done carefully because comer5 and thin s e c t i o n s of t h e green eancrete are easily damaged by rough fanaval p$ the farm boards

.

The fallowing

are

To avoid problems when f i t t i n g door and window frames, obtain accurate actual dimensions for t h e frames so

t h z

w i l l probably leave rough openings slightly larger than necessary knowing that t h e openings can be blocked out to s u i t t h e door o r

window frames, A lnrgc s c a l e drawing sl~owing the window and dsqr installation d e t a i l s should be a v a i l a b l e frnm the suppliers t o assis in establishing t h e proper cloarnrrces.

It is also imyortarlt that tlle f i n i s h floor thickness be

estimated at each door opening so that it can be taken i n t o

account when establishing the height

a f

COTIC~TII where top hung closct doors al*e used and the-return o f

the gypsum bomd fenlaces the use of a wood frame.

It _{i s also important thiit the lumber used}

_for

openings be selected carefu1J.y so as to minimize, the possibility of warping because it is d-iffTcult to install t h e da6r frames and

t r i m

Lintels: framers may use heavier linxels than necessary unless a l l s i z e s are noted on the drawings. This is sometimes done t p expedite the framing operatian by eliminating th& variatien in length o f t h e short studs between the lintel and the top

plates

to the possibility of a crack forming in t h e wall f i n i s h above the corners of the door and window openings,

Dimensions for c e i l i n g drops above kitchen cupboards are seldom d e t a i l e d 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 t h e ceiling drops shauld be i n s t a l l e d before the ceiling drops are put in place ( F i ~ u r e 1). This is another d e t a i l seldom shown on p l a n s and t h e proposed meThod

QE

stopping should be broughr to the attention of the h u i l d i n g inspection department.

Drains from toilets, bathtubs and showers often occur directly over f l o o r j o i s t s making extensive modifications necessary. T h i s can ba avoided by preparing drawings to show a joist lay- out in r e l a t i o n to the bathroom fixtures

(153 Payments, the Mechanicsf L i e n

Because sub-cantracts for small projects in residential construction are undertaken w i t h a minimum of written specifications, misunderstandings

can easily develop. I f a difference o f opinion betmen the owner and sub- contractor cannot be resolved, the owner may have no alternative but to

hold back part of t h e f i n a l 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, t h i s is n o t necessarily t h e case.

Rather than comment further on t h i s l e g a l procedure, t h e nutllar would strongly recommend that builders and tradesmen become familiar w i t 1 1 the law relating to Mechanics' Lien through reference books from a Public Library, and if necessary by discussing t h e 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 o f the hase material. With concrete quantities the forms might be slightly oversize or have bulged, and there may be sorne leakage o f concrete from t h e forms.

To avoid additional delivery charges lumber is often ordered i n large loads, and because t h e lumber is slid from the truck in a compact bundle the p i l e would have t o 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 b u i l d i n g commences, there is the possibility that these new

Ea~iXities will be damaged by heavy equipment, and that t h e repair costs will be charged to the owner. T h e _{heaviest equipment is usually the}

truck t h a t d e l i v e r s the concrete. When these trucks ga over new curbs or sidewalks there is great p o t e n t i a l for damage. The s i z e of the

vehicles and the f a c t t h a t t h e concrete materials must be used once chey are mixed makes it possible f a r inexperienced persons to be intimidated by the operators of the t r u c k s . For t h e s e and other Ireavily loaded vehicles, care should be taken to clearly mark entry routes, whenever

it is p o s s i b l e , to avoid crossing curbs nr sidewalks. Otherwi~e ramps should be prepared. Underground services should be c l e a r l y 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 s t a y s

clear of t h e building, even if this means some extra close-in work by hand.

[18) Prevention o f Vandalism

Minor t h e f t and damage to building sites has always been a problem because a partially completed house has a particular f a s c i n a t i w ~ 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. UnfbTt-

unatcly public moral attitudes are changing to the point where theft and serious malicious damage to building sites is common. The builder

t o - d a y , tl~creforc, musr either plan for t h e cost o f 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 t h e proper t i m e .

A door w i t h a temporary lock becomes advisable so that keys can b e

given to the various trades when necessary. Picture windows and sliding g l a s s doors should be protected with sheet materials whenever possible.

(19) Innovations

The trades and manufacturers have developed ingenious methods of keeping o n - s i t e labkur c o s t s down. Perhaps the foremost af t h e s e 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 c o m ~ r o s i r i o ~ ~ boards uscd for sheathing have a l s o been responsible far reducing on-site labour,

Baseboards have been eliminated in many areas in houses by bringing t h e drywall ta within 12 m of t h e floor so that the remaining j o i n t can be covered by thick carpet and underlay.

Most of t h e extruded metal window frames have a wide flange around t h e perimeter to permit rapid maunting of ehe window from t h e exterior. Drywall is often returned at the windows and a plastic cap has been developed to minimize damage to t h e drywall f r m 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 t h e rough opening frame. T h i s is seldom packed w i t h insulation and there is a danger

of

to extend the airjvapour barrier to t h e metal window frame at: t h i s p o i n t . Considerablc time can also b e requircd to b l o ~ - k out around the rough opening so that t h e drywall and p l a s t i c bead will l a p t h e metal window evenly a l l a r o u ~ ~ d (Figure 2 3 .

Gypsum board returns around closet doors, like those a t windows, substitute for t h e 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 s i d e s , t o p and hottom of b i f o l d closet doors (Figure 3 ) .

Designers are a l s o 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 i n Vancouver in 1976 featured a

ceiling height set of sliding doors to enclose a closet w a l l . These were prefinished s l i d i n g doors of hardboard with the edges capped w i t h

simple p l a s t i c moulding.

Metal capped gypsum valance boards are very popular, but. they are often backed with heavies than necessary 2 in. material because it i s usually available on the site and provides a solid backing. S o m e builders

use special metal brackots to reduce t h e amount of wood used and t h e brackets a l s o make t h e insulation, drywall and air barrier easier to install, because t h e y are placed over the gypsum board. Wood or gypsum valances can b c used on the heavy woad frame backing or the metal

b r a c k e t s (Figure

51-

interior s h c f v i n g rods and hardware have also been designed to minimize installation t i m c .

Spray produced textured ceiling f i n i s h e s 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 c o s t s only slightly more than a select grade mahogany door ready for staining! It should be noted, however, that the p r e f i n i s h e d vinyl door is difficult t o 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 o f kitchen and bathroom cabinets and counter t o p s . This g i v e s t h e owner the advantage

of high quality factory f i n i s h e s and

a

P l a s t i c plumbing for drain, waste, and vent pipe is widely used i n single-family housing and aids i n keeping dawn the price

of

Factory produced roof trusses certainly speed the o n - s i t e operation, however, t h e job scheduling must b e precise in order t o have t h e fiame complete to the point where the truck delivering the trusses can use i r s hydraulic boom to place the Trusses on the home. Qtherwise they will simply be left at the s i t e and it can be a difficult t a s k getting them on

the house by hand.

Further useful information

i s

E N D S F I R E S T O P P E D W I T H G Y P S U M B O A R D BEFORE FRAME I S N A I L E D I N P L A C E F I R E S T O P F I G U R E I C E I L I N G D R O P E X T E R I O R B L O C K I N G : A I R B A R R I E R ' TO H E R E C A P F I G M R E 2 W I N D O W JAMB

D R Y W A L L

METAL C A P ] - D O O R S

F I G U R E 3

TOP AND SIDES O F C L O S E T S

C O N V E N T I O N A L

iml

i r l l