No one wants to think about house mold or, its underlying cause, moisture. As professional builders, however, we are conscious of the dangers created by moisture infiltration and we are in a position to prevent it. That makes it our responsibility to lead the discussion.
Prevention of moisture infiltration -- and the mold that can follow it -- is a critical objective of what is usually called "green building." Both construction practices and products used in green building are designed to keep moisture in its proper place and to prevent mold spores from settling where they can grow. Such a high-performance home will achieve optimum effectiveness and durability of everything from the home's structural frame and insulation, to its heating and cooling system, and even most finishes.
The key to managing moisture is to have the mindset that it will get in, in spite of all efforts to the contrary. Even when the best products are used and perfectly installed, we must assume that moisture will penetrate the home's exterior through the siding, roof, windows, and doors. To think otherwise -- that a home could be built to block moisture forever -- is an illusion that can only end badly for the builder and homeowner. With this mindset, all parties are prepared for the ongoing battle against this insidious enemy.
This healthy respect for the nature of water and the dynamics of moisture transmission allows us to find and apply appropriate solutions to direct, vent, and otherwise shed moisture.
We use an air-moisture barrier (also called a housewrap) behind the exterior siding or stucco blocks which shed wind-driven rain while venting (or drying out) any moisture that somehow gets past it.
Proper flashing (or sealing) around openings before the windows and doors are installed is essential. This strategy will not be effective unless those units are placed tight and square in their openings.
The roof must be "dried in" with building paper under the shingles to shed and direct the flow of water.
Other common practices include a well-designed and reliable system of gutters and downspouts. Attic insulation is used to keep the temperature of those spaces moderate, countering high levels of humidity. Roofs are designed to prevent standing water or ice dams and waterproofing membranes are installed in basements that both seal and insulate below-grade spaces.
And don't forget, moisture can also be generated inside a home. Cooking, bathing, and laundry can produce a significant amount of moisture vapor (or steam) that will affect finishes and indoor air quality if not properly vented. We specify and install the most efficient kitchen, bath, and laundry ventilation systems to effectively remove moisture from inside the home.
In spite of media hype, the vast majority of new homes built today never experience significant moisture intrusion or dangerous mold growth. That being said, we take the issue very seriously to ensure that our homes meet the highest -- and driest! -- possible standards of performance for durability and for our owners' health and comfort.
Tuesday, October 21, 2008
Tuesday, October 7, 2008
Navigating Red Tape
Most people will never venture to the local building department; much less submit themselves (and their blueprints) to the bureaucratic process of obtaining a building permit, scheduling periodic inspections, and complying with building codes and other regulatory red tape for construction.
That, of course, is a builder or contractor's job ... and one that construction professionals take pride in making efficient and hassle-free for their clients. To be sure, working through the red tape takes experience, savvy, and patience. Those who know the drill are able to navigate the approvals and inspection process with confidence.
Consider the potential mine field of regulatory issues that most contractors must map out and manage to make sure their projects are in full compliance and achieve an acceptable level of health and safety for the occupants.
Plan Check. Before a set of blueprints or house plans can be used to build or remodel a house, the building department must review them to make sure the drawings comply with applicable building codes. The plan checker looks at structural design, weight loads, plumbing, heating, and electrical layouts and specifications, and other details in the plans. If everything is in order, the drawings are approved for construction.
Prior to plan check, however, an experienced and professional builder or contractor will review the drawings, as well, and make any adjustments to speed the plan check process. Before submitting the plans, he or she may contact subcontractors or building materials suppliers for their input, as well,. Such refinements and attention to detail help mitigate or avoid "red-lining," or a return of the plans unapproved and marked by the plan checker (in red pen) for necessary changes ... thus delaying the building process.
Permitting. A building permit -- a required document in most municipalities for almost any construction project -- is the document that a building inspector will review and refer to when he or she visits the building site as the project progresses toward completion. The building department will only issue a permit for an approved set of blueprints or plans, and the inspector will rely on the permit and plans on the job site to compare what's drawn (and approved) to what's actually being built. It is imperative, then, to submit a complete and comprehensive set of plans for approval and permitting ... and then follow those plans to the letter to avoid confusion, questions, and potentially costly compliance issues that can stop the job cold until they are resolved.
Inspections. Inspections at key points of a project's construction are necessary to make sure the approved plans are being built as drawn. Professional builders and remodelers have a talent for managing their own work crews, subcontractors and suppliers. They seek to keep the project on schedule. A tight schedule, in turn, reliably and accurately pinpoints those key milestones so that an inspector can be called with plenty of time to schedule his or her visit and, once on site, make a thorough review of the progress and approve it to continue.
Other red tape. Increasingly, builders are required to submit reports regarding the environmental impact, energy use, zoning or land-use variances, and other regulatory compliance issues. Professional contractors are familiar with what's current in this respect, and can shepherd clients and their projects through the red tape to make sure their dreams becomes reality.
That, of course, is a builder or contractor's job ... and one that construction professionals take pride in making efficient and hassle-free for their clients. To be sure, working through the red tape takes experience, savvy, and patience. Those who know the drill are able to navigate the approvals and inspection process with confidence.
Consider the potential mine field of regulatory issues that most contractors must map out and manage to make sure their projects are in full compliance and achieve an acceptable level of health and safety for the occupants.
Plan Check. Before a set of blueprints or house plans can be used to build or remodel a house, the building department must review them to make sure the drawings comply with applicable building codes. The plan checker looks at structural design, weight loads, plumbing, heating, and electrical layouts and specifications, and other details in the plans. If everything is in order, the drawings are approved for construction.
Prior to plan check, however, an experienced and professional builder or contractor will review the drawings, as well, and make any adjustments to speed the plan check process. Before submitting the plans, he or she may contact subcontractors or building materials suppliers for their input, as well,. Such refinements and attention to detail help mitigate or avoid "red-lining," or a return of the plans unapproved and marked by the plan checker (in red pen) for necessary changes ... thus delaying the building process.
Permitting. A building permit -- a required document in most municipalities for almost any construction project -- is the document that a building inspector will review and refer to when he or she visits the building site as the project progresses toward completion. The building department will only issue a permit for an approved set of blueprints or plans, and the inspector will rely on the permit and plans on the job site to compare what's drawn (and approved) to what's actually being built. It is imperative, then, to submit a complete and comprehensive set of plans for approval and permitting ... and then follow those plans to the letter to avoid confusion, questions, and potentially costly compliance issues that can stop the job cold until they are resolved.
Inspections. Inspections at key points of a project's construction are necessary to make sure the approved plans are being built as drawn. Professional builders and remodelers have a talent for managing their own work crews, subcontractors and suppliers. They seek to keep the project on schedule. A tight schedule, in turn, reliably and accurately pinpoints those key milestones so that an inspector can be called with plenty of time to schedule his or her visit and, once on site, make a thorough review of the progress and approve it to continue.
Other red tape. Increasingly, builders are required to submit reports regarding the environmental impact, energy use, zoning or land-use variances, and other regulatory compliance issues. Professional contractors are familiar with what's current in this respect, and can shepherd clients and their projects through the red tape to make sure their dreams becomes reality.
Subscribe to:
Posts (Atom)
