houses: from the ground up · 2019-06-14 · the ground up. this publication is designed to provide...

HOUSES: FROM THE GROUND UP

This publication is designed to provide accurate and authoritative information in regard to the subject matter covered. It is sold with the understanding that the publisher is not engaged in rendering legal, accounting, or other professional advice. If legal advice or other expert assistance is required, the services of a competent professional should be sought.

President: Dr. Andrew Temte Chief Learning Officer: Dr. Tim Smaby Vice President, Real Estate Education: Asha Alsobrooks Development Editor: Jennifer Lee

HOUSES: FROM THE GROUND UP © 2010 by Kaplan, Inc. Published by DF Institute, Inc., d/b/a Kaplan Real Estate Education 332 Front St. S., Suite 501 La Crosse, WI 54601 www.dearbornRE.com

All rights reserved. The text of this publication, or any part thereof, may not be reproduced in any manner whatsoever without written permission from the publisher.

Printed in the United States of America 10 11 12 10 9 8 7 6 5 4 3 2 1 ISBN: 1-4277-2330-3 PPN: 1000-0302

III

1unit one tHE FOunDAtiOn 1

FOunDAtiOn tYPES 2

FOunDAtiOn VARiABLES 2

FOunDAtiOn ELEMEntS 2

FOunDAtiOn MAtERiALS 3

FOunDAtiOn PROBLEMS 5

2unit two tHE SHELL OF tHE HOuSE 7

WHAt iS tHE HOuSE SHELL? 8

tYPES OF HOuSE SHELLS 8

FLOORS 9

3unit tHRee tHE ROOF 11

StRuCtuRE 12

tYPES OF ROOFS 12

ROOF tERMS 13

SuRFACE MAtERiALS 14

ROOF PROBLEMS 15

C O n t E n t S

IV Contents

4unit fouR WinDOWS AnD DOORS 17

COnStRuCtiOn OF A WinDOW 18

tYPES OF WinDOWS 19

EFFiCiEnCY OF WinDOWS 20

WinDOW PERFORMAnCE RAtinGS 21

EGRESS 22

HAZARDOuS LOCAtiOnS FOR WinDOWS 22

GEnERAL OVERViEW OF DOORS 23

5unit fIVe tHE MECHAniCALS 25

HVAC 26

PLuMBinG 30

ELECtRiCAL 32

6unit sIx tHE EnERGY EnVELOPE AnD intERiOR AnD EXtERiOR SuRFACES 35

tHE EnERGY EnVELOPE 36

VAPOR REtARDERS 38

intERiOR WALL COVERinGS 39

EXtERiOR WALL COVERinGS 39

7unit seVen intERiOR EnViROnMEntAL iSSuES 41

LEAD 42

RADOn 44

MOLD 47

ASBEStOS AnD OtHER nAStY StuFF 50

8unit eIgHt tHE GREEn REVOLutiOn 53

tHE DEFinitiOn OF GREEn 54

MARKEtPLACE REALitY 54

KEY COMPOnEntS 54

RAtinG SYStEMS 56

1

THE FOUNDATION

1U N I T

2 unit 1 the Foundation

founDAtIon tYPesI.

CrawlA.

slabB.

BasementC.

Full1.

Garden level/lookout2.

Walkout3.

founDAtIon VARIABLesII.

ClimateA.

Northern1.

Southern2.

soil typesB.

water tableC.

founDAtIon eLeMentsIII.

Purpose of the foundationA.

Transfers weight to ground1.

Anchors house to ground2.

unit 1 the Foundation 3

Raises house above wet ground3.

Provides level surface to build on4.

three Components of the foundationB.

Soil1.

Wall (vertical)2.

Resists soil pressuresa.

Footing3.

Purpose: to stop uneven settling a.

All foundations settleb.

spreadC.

Whenever the footing is wider than the wall placed above it to “spread” concen-1. trated loads

shallow frost ProtectedD.

founDAtIon MAteRIALsIV.

stoneA.

Block foundationB.

First manufactured foundation1.

Lightest concrete foundation available2.


Predictable module3.

Stone foundations had separated units, which made transporting it easier. 4. However, installation was difficult because various-sized stones had to be aligned and leveled.

Poured wall foundationC.

Forms are built and mixed concrete is poured inside1.

Wood formsa.

Steel/aluminum formsb.

wood foundationD.

Chemically treated lumber was created to prevent wood rot1.

Copper salt is pressed into the wooda.

(1) No longer a health risk

Insulated Concrete form (ICf)e.

The form is a two-inch thick foam1.

Concrete is poured into the form. The form is left in place and serves as an 2. insulator.

Costlier and tougher to install than other types of foundations3.

Requires bracinga.

Proven performanceb.

unit 1 the Foundation 5

t-Mass foundationf.

Inner and outer walls are concrete with one piece of foam in the middle and1.

can be pre-manufactured offsite, ora.

poured onsite.b.

founDAtIon PRoBLeMsV.

Mismatched foundation to soil ConditionA.

wall DamageB.

Horizontal1.

Diagonal2.

Structural3.

floor IssuesC.

Cracks1.

Shrinkagea.

Settlingb.

Control jointsc.

wall RemediesD.

Proper grading1.

Retrofit drain tile2.


Wall stabilizing methods3.

Plate anchorsa.

I-beam supportsb.

Preventive water control4.

7

2U N I T

THE SHELL OF THE HOUSE

8 unit 2 the Shell of the House

wHAt Is tHe House sHeLL?I.

the skeleton of the HouseA.

The shell defines the shape of the structure and provides a surface to apply the 1. interior and exterior finishes

tYPes of House sHeLLsII.

Masonry shellA.

Began as a pile of stones, but soon the walls were plastered with clay and straw1.

Cinder block can be used in place of cut stone (limestone, or even coral)2.

Insulated concrete forms (ICF)3.

wood-framed HouseB.

Post and beam/timber frame1.

Balloon frame2.

Exterior wall extends from foundation to roofa.

By 1920, the balloon frame was rarely usedb.

(1) Insufficient long lumber

(a) Over-harvesting of old growth

(2) Fire risk

(a) Fire blocking was introduced in the early 1900s

(3) Development of platform framing

unit 2 the Shell of the House 9

Wood platform frame3.

Assembled wood platform, laid studs, and then lifted upa.

(1) Traditionally wood, today can be steel stud

(2) Each story built as a separate component

Automatically serves as a fire blockb.

Moisture and movementc.

(1) Water content

(2) Shrinkage

fLooRsIII.

structureA.

Load1.

Livea.

Deadb.

Span2.

Engineered lumbera.

(1) Glulam

(2) Micro lam beams

10 unit 2 the Shell of the House

Sheathing3.

Plywooda.

Oriented strand board (OSB)b.

Particle boardc.

typesB.

Joists1.

I-joists2.

Trusses3.

Concrete, aka spancrete4.

IssuesC.

Squeaks1.

Solutions2.

11

3U N I T

THE ROOF

12 unit 3 the Roof

stRuCtuReI.

Hand framedA.

truss framedB.

Roof sheathingC.

Sheathing materials1.

Plywooda.

Oriented strand board (OSB)b.

Boardsc.

Panel connections2.

VentilationD.

Soffit venting1.

Mushroom vents—R612.

Turbine vents3.

Ridge vents4.

tYPes of RoofsII.

Low sloped Roof A.

shed RoofB.

Skillion1.

unit 3 the Roof 13

gable RoofC.

Hip RoofD.

Dormere.

Mansard Rooff.

Butterfly Roofg.

gambrel RoofH.

Roof teRMsIII.

RidgeA.

VentB.

eaveC.

underlaymentD.

Decke.

Dormerf.

Valleyg.

RakeH.

flashingI.

14 unit 3 the Roof

suRfACe MAteRIALsIV.

underlaymentA.

Tar paper1.

Ice and water barrier2.

AsphaltB.

Materials of asphalt shingles1.

Fiberglassa.

Celluloseb.

Construction2.

Three-taba.

Architecturalb.

wood shinglesC.

wood shakesD.

Clay tilese.

Concrete tilesf.

Simulated clay tiles1.

unit 3 the Roof 15

Metal Roofsg.

Standing seam1.

Metal tile roofs2.

Low sloped RoofsH.

Materials1.

Single plya.

Multiple plyb.

Ballastedc.

Roof PRoBLeMsV.

stainsA.

flashing failureB.

AgeC.

Cup/curl1.

Bubbled2.

Missing3.

Excessive granular displacement4.

17

4U N I T

WINDOWS AND DOORS

18 unit 4 Windows and Doors

ConstRuCtIon of A wInDowI.

sash A.

The sash holds the glass1.

frame B.

The frame is fixed and holds the sash1.

Combination2.

Wood is inside for appearance and vinyl or fiberglass is on the outside for weather a. protection

MaterialsC.

Wood1.

Perceived to be expensivea.

Aesthetically pleasingb.

Vinyl2.

Perceived to be cheapa.

Today it is as good as other types and is much less expensiveb.

Fiberglass3.

Simulates wooda.

Pricierb.

unit 4 Windows and Doors 19

tYPes of wInDowsII.

types of windowsA.

Awning window: A window that is hinged along the top allowing the sash to 1. swing out and up

Casement window: A window unit that is hinged along one of the vertical sides 2. allowing the window to swing out and away from the wall plane

Double hung window: A window made up of two sashes in a vertical configura-3. tion, both of which can slide vertically in its track

Single hung window: A window made up of two sashes in a vertical configuration, one of a. which is fixed in place, one of which slides vertically in its track

Sliding window: A window made up of two sashes, can be configured to have one 4. fixed and one operable, or both operable. Sashes slide horizontally in the frame to open.

Hopper window: A window that is hinged along the bottom, allowing the sash to 5. swing in and down

Picture window: A non-opening sash6.

Bow window: A combination of three to five window units that project away from 7. the plumb line of the wall they are set into. These units are assembled with a 10-degree angle to give a more curved, fluid look.

Bay window: A combination of window units that project out away from the 8. plumb line of the wall they are set into, usually in a three-unit assembly with 30- to 45-degree angles between units

Curved window: A window unit with a curved frame and sash. These units can be 9. assembled with up to a 90-degree angle.


Garden window: A window that projects out from the plumb line of the wall in an 10. isometric shape. All sides but the bottom have glazing.

Skylight window: A fixed or operable window-like unit installed on the roof11.

effICIenCY of wInDowsIII.

Double and triple glazed A.

Double: two layers of glass with air space between each glass piece1.

Triple: three layers of glass with air space between each glass piece2.

Low-e glassB.

A metallic casting on the glass to restrict the passage of radiant heat1.

gas-filledC.

Argon1.

Krypton2.

Heat MirrorD.

Plastic panel inserted between two pieces of glass with air space in between the 1. glass pieces


wInDow PeRfoRMAnCe RAtIngsIV.

u-factorA. U-factor measures how well a product prevents heat from escaping. The rate of heat loss is in-dicated in terms of the U-factor (U-value) of a window assembly. U-factor ratings generally fall between 0.20 and 1.20. The insulating value is indicated by the R-value which is the inverse of the U-value. The lower the U-value, the greater a window’s resistance to heat flow and the better its insulating value.

solar Heat gain CoefficientB. Solar Heat Gain Coefficient (SHGC) measures how well a product blocks heat caused by sunlight. The SHGC is the fraction of incident solar radiation admitted through a window (both directly transmitted and absorbed) and subsequently released inward. SHGC is expressed as a number between 0 and 1. The lower a window’s solar heat gain coefficient, the less solar heat it transmits in the house.

Visible transmittanceC. Visible Transmittance (VT) measures how much light comes through a product. The VT is an optical property that indicates the amount of visible light transmitted. VT is expressed as a number between 0 and 1. The higher the VT, the more light is transmitted.


Air Leakage D. 1

Air Leakage (AL) is indicated by an air leakage rating expressed as the equivalent cubic feet of air passing through a square foot of window area (cfm/sq. ft.). Heat loss and gain occur by infiltration through cracks in the window assembly. The lower the AL, the less air will pass through cracks in the window assembly.

Condensation Resistance e. 1

Condensation Resistance (CR) measures the ability of a product to resist the formation of conden-sation on the interior surface of that product. The higher the CR rating, the better that product is at resisting condensation formation. While this rating cannot predict condensation, it can provide a credible method of comparing the potential of various products for condensation formation. CR is expressed as a number between 0 and 100.

egRess V.

Required LocationsA.

Basements1.

Sleeping rooms2.

ConsiderationsB.

Window well1.

Below deck2.

HAZARDous LoCAtIons foR wInDowsVI.

Recent Code InfluenceA. www.iccsafe.org

1 This rating is optional and manufacturers can choose not to include it.


geneRAL oVeRVIew of DooRsVII.

typesA.

Sliding glass/swinging glass1.

Flush solid – no veneer, extremely rare2.

Flush solid core – veneer over wood or composition material3.

Flush hollow – most common interior door types – core of cardboard grid4.

Stile and rail (panel door)5.

Solid lumbera.

Veneer over solid lumberb.

Variety of patternsc.

InteriorB.

Purposes1.

Privacya.

Sound controlb.

Aestheticsc.

Utility2.

Pocket doora.

Bi-foldb.


Glidingc.

Accordiond.

exteriorC.

Purposes1.

Weathera.

Privacyb.

Securityc.

Fired.

Materials2.

Wooda.

Steelb.

Fiberglassc.

garage DoorD.

Materials1.

Wooda.

Metalb.

Fiberglassc.

Code considerations2.

25

5U N I T

THE MECHANICALS

26 unit 5 the Mechanicals

HVACI.

terminologyA.

Convection1.

Warmer air rises a.

Warmer water rises b.

Conduction2.

Within a solida.

Materials in contactb.

Radiation3.

Warmer object to cooler object via wavesa.

Air in between is not warmedb.

Evaporation4.

HeatingB.

Open wood-burning fireplaces were used first in the United States because there 1. was a lot of low-cost lumber available to be burned

Later, closed systems were used that could burn wood, charcoal, or coal at a 2. controlled rate (Franklin stove)

More sophisticated closed systems could heat the house, be used as a cook stove, and a. supply hot water to a gravity storage system

unit 5 the Mechanicals 27

Gravity furnace3.

“Octopus furnace” a.

Insulated fire box produces heat and rises as hot airb.

Large ducts are directed to the parts of the home that are to be warmedc.

Usually found in basements d.

Many of these units still exist in northern statese.

Inefficient heat distributionf.

Cost challenges to upgradeg.

(1) Asbestos

(2) Duct work

Gravity boiler (can be steam or water)4.

Heats water, which rises as steam or water and eventually cools to return to the boiler by a. gravity, to be reheated and continue the cycle

Heat transfer through radiatorsb.

Initially, wood or coal fired that may have been converted to oil or natural gasc.

(1) May be insulated with asbestos

(2) May have lead plumbing

Forced air furnace (may include air conditioning and control humidity)5.

Rapid response to demanda.


Can include zone controlb.

Can have variable, automatic temperature controlc.

Service contracts availabled.

Considerationse.

(1) Normally, natural gas fueled but can be propane or oil fired

(2) Efficiency and approximate age can be recognized visually

Radiant heating6.

Cast iron radiators can be very inefficienta.

Baseboardb.

In-floorc.

(1) Hydroniccan be placed in and below concrete floors;■■can even be placed on top with a special self-leveling concrete as a retrofit; ■■andare systems that hang between floor joists in wood floors.■■

(2) Electric

Considerationsd.

(1) Removal can be costly and difficult

(2) Compatible with existing boilers

(3) New boiler systems have a lower installation cost


(4) Now used for coolingDehumidifier■■Geothermal energy source■■Low operating cost■■Long service life■■

Solar7.

Passivea.

Activeb.

Air ConditioningC.

Affordability 1.

Window2.

Split systems3.

Combo systems4.

Energy efficiency5.

SEERa.

EERb.

BlendedD.

Air source heat pump1.

Older units not suitable for colder statesa.

Newer units efficient to 17 degrees Fb.

Japanese have units that are efficient down to 4 degrees Fc.


Ground source heat pumps or geothermal heat pumps2.

Water or an antifreeze solution is pumped through pipes or coils that are placed in the a. ground below the frost level

The liquid absorbs or gives off heat to match the constant ground temperatureb.

High initial costc.

Low operating costd.

New systems are reducing costse.

Ventilation systeme.

Air exchangers/heat recovery ventilators1.

Energy recovery ventilator2.

PLuMBIngII.

system PartsA.

Supply1.

Hot and colda.

Drain, waste, and vent2.

Seals against sewer gases a.

Gravity to sewer b.

Vents to atmospherec.

Difference in septic and sewerage systemsd.


MaterialsB.

Lead1.

Cast iron2.

Galvanized3.

Copper4.

Plastic5.

Rigid (PVC or ABS)a.

Flexibleb.

water HeaterC.

Tank (traditional)1.

Sizea.

Efficiencyb.

Tankless systems2.

Efficiencya.

Standard in Europeb.


eLeCtRICALIII.

electrical system overviewA.

electrical safetyB.

Circuit breakers and fuses1.

Grounded circuits2.

Ground-fault circuit interrupters3.

Wet area safetya.

Not for shock preventionb.

Found either at outlet or main panelc.

Arc-fault circuit interrupter4.

Now required in bedroomsa.

Found in main panelb.

electric CircuitsC.

110 volt1.

Lights and appliancesa.

Radiant panelsb.

220 volt2.

Dedicated circuitsa.


Heavy electrical demandb.

(1) Dryer

(2) Oven/range

(3) Shop tools

wiringD.

Knob and tube1.

Plastic tube 2.

35

6U N I T

THE ENERGY ENVELOPE AND INTERIOR AND EXTERIOR SURFACES

36 unit 6 the Energy Envelope and interior and Exterior Surfaces

tHe eneRgY enVeLoPeI.

what Does this term encompass?A. “The energy envelope is a critical component of any facility since it both protects the building occupants and plays a major role in regulating the indoor environment. Consisting of the building’s roof, walls, windows, and doors, the envelope controls the flow of energy between the interior and exterior of the building.” (www.eere.energy.gov)Heat energy travels from an area of high concentration to an area of low concentration. The build-ing envelope tries to stop this traveling to keep the occupants of the structure comfortable.

InsulationB.

Two strategies1.

Filter and slow the passage of aira.

(1) Insulation materials such as fiberglass, cellulose, rockwool, saw dust, corn cobs, and old newsprint are installed in balloon-framed wall cavities to slow down the dissipa-tion of heat from the structure

Redirect heat energy ( “Radiant Barriers”)b.

(1) Radiant products were brought to the forefront by NASA to protect astronauts from the extreme temperature swings of outer space, Clark Beck perfected the aluminum foil barrier. This product kept more than 95 percent of the heat energy from reach-ing the astronaut’s body

Materials2.

Older housesa.

(1) Saw dust

(2) Corn cobs

(3) Newsprint

(4) Whatever was available

unit 6 the Energy Envelope and interior and Exterior Surfaces 37

Currentb.

(1) FiberglassBatt■■Roll■■Loose fill■■Sprayed■■

(2) CelluloseLoose fill (blown in)■■Sprayed■■

(3) Rock woolLoose fill ■■

(4) VermiculiteLoose fill ■■

(5) Sheet foamExpanded poly (bead board)■■Extruded poly■■

(6) Spray foam

R-ValuesC.

Definition: Resistance to heat flow1.


Bigger number = more resistance2.

Insulation type R-Value per inch of thickness

Fiberglass batt or blanket 3.2/in. of thickness

High performance fiberglass batt or blanket 3.8/in. of thickness

Loose-fill fiberglass 2.5/in. of thickness

Loose-fill rock wool 2.8/in. of thickness

Loose-fill cellulose 3.5/in. of thickness

Perlite or vermiculite 2.7/in. of thickness

Expanded polystyrene board 3.8/in. of thickness

Extruded polystyrene board 4.8/in. of thickness

Polyisocyanurate board, unfaced 5.8/in. of thickness

Polyisocyanurate board, foil-faced 7.0/in. of thickness

Spray polyurethane foam 5.9/in. of thickness

Source: www.thebestinsulation.com/addon/insulation-calculator

VAPoR RetARDeRsII.

new technologiesA.

DryRight™ — The pores in the facing material open in the presence of excessive 1. moisture and close with low humidity.

Spray foam technology is also changing and two new choices have recently been 2. added to the mix.

Icynene has developed an open cell foam that is water blown, yet it develops a remark-a. able R5 to the inch of material

Retro foam is also a recent offering. This urea formaldehyde-based foam expands slowly b. and with little pressure, which makes it a great source for insulating closed cavities

unit 6 the Energy Envelope and interior and Exterior Surfaces 39

InteRIoR wALL CoVeRIngsIII.

MaterialsA.

Log1.

Board2.

Lath and plaster3.

(Drywall) Sheetrock4. ®

Water resistanta.

Fire resistantb.

Mold resistantc.

exteRIoR wALL CoVeRIngsIV.

MaterialsA.

Drop siding (historical)1.

Wood siding 2.

Clapboarda.

Beveledb.

Brick3.

Stucco4.


Stone5.

Hardboard (masonite)6.

Asbestos slate tile7.

Aluminum8.

Vinyl9.

Steel10.

Value ConsiderationsB.

Consumer identification1.

Buyer expectation2.

41

7U N I T

INTERIOR ENVIRONMENTAL ISSUES

42 unit 7 interior Environmental issues

LeADI.

Lead exposureA.

About two-thirds of homes built before 1940 contain lead. Half of the homes 1. built between 1940 and 1960 contain lead. Some houses built between 1960 and 1978 may contain lead.

Lead-based paint was completely banned from use in all homes in 1978.2.

Three major sources of lead exposure are as follows:3.

Painted, stained, and varnished surfaces, both interior and exteriora.

(1) Imported children’s toys and furniture

Urban soil and dustb.

Drinking waterc.

(1) Lead in drinking water usually indicates radon in drinking water

Health ProblemsB.

Entry into our bodies1.

Inhalationa.

Ingestionb.

Damage to adults2.

Difficulties during pregnancya.

Other reproductive problems in both men and womenb.

unit 7 interior Environmental issues 43

High blood pressurec.

Digestive problemsd.

Nerve disorderse.

Memory and concentration problemsf.

Muscle and joint paing.

Even more serious damage to children:3.

Damage to the brain and nervous systema.

Behavior and learning problems (hyperactivity)b.

Slowed growthc.

Hearing problemsd.

Headachese.

treatmentC.

Remove from exposure1.

Proper diet can reduce lead absorption2.

Hospitalization3.

testing for Lead PresenceD.

To thoroughly analyze, each painted surface should be tested1.


Two basic methods:2.

XRF (x-ray fluorescence)a.

Laboratory testingb.

Alternate method: home test kit–contains rhodizonate or sodium sulfide3.

title xe.

In 1992, Title X, the residential lead-based paint hazard reduction act, was 1. approved by Congress and signed into law. Title X mandated disclosures (to sellers and landlords) and distribution of a pamphlet. Title X does not require testing or removal of lead-based paint.

Removal strategiesf.

Control dust1.

Work wet2.

Clean up thoroughly3.

Disposal4.

Prohibited practices5.

RADonII.

what is Radon?A.

Radon is one of the noble gases.1.

Because radon is colorless and odorless, it is impossible to detect without special-2. ized testing.


From radioactive decay of uranium, it breaks down to radium, then to radon, and 3. then to polonium, bismuth, and beyond.

Radon progeny emit gamma radiation: 20–30 times more intense than x-rays.4.

sourcesB.

Most soils1.

Health effectsC.

Divided opinions1. Bernard L. Cohen, a U.S. researcher who has continuously been studying radon’s affect for about 30 years, in 50 percent of the nation’s counties, covering 90 percent of the population, states that cancer deaths in smokers go down in the strongest radon regions

Second leading cause of lung cancer2.

Smokers are more vulnerablea.

(1) Studies suggest 7 to 15 times more likely to develop cancer

Second-hand smokeb.

EPA positionc.

(1) 20,000 cancer deaths from exposure in home

entry sourcesD.

Below-grade walls1.

Negative pressure pulls gases into the house through cracks and voidsa.

Stone2.

Granite and quartz countertopsa.


Radon testinge.

Methods1.

Canistera.

(1) “Snapshot” of specific volume at location of test kit

Electronic monitoringb.

(1) Immediate results

(2) Long-term data collected

Locations2.

Best practicesa.

(1) Three feet above floor, three feet in from wall

Conditionsb.

(1) Sealed house 24 hours prior

Results 3. To obtain up-to-date recommended actions regarding radon results, see www.epa.gov.

Impact on real estate transactions4.

Results may require disclosurea.

Relocation buyers most likely to require testb.

Who pays for remediation? c.


Remediation strategiesf.

Existing homes1.

Ventilationa.

Filtrationb.

Control entry cracksc.

Sub-slab depressurizationd.

(1) Tap existing drain tile or sump basket

(2) Retrofit system to accommodate

New construction2.

Code required in some statesa.

MoLDIII.

generalA.

Mold is everywhere. It needs to be stopped from being viable in houses.1.

The dreaded black mold: stachybotrys2.

Stachybotrys is dangerous indoor mold. It is the most talked about mold in the United a. States. It can even be viable after exposure to 500-degree temperatures

(1) A true killer in the USA—the bad news!


(2) Doesn’t spread easily—the good news!Needs high moisture, low nitrogen atmosphere■■Demands cellulose as food■■Found on sheetrock and wood, not tiles and synthetic surfaces■■

Controlling MoistureB.

Sources of water1.

Above gradea.

(1) Roofs

(2) Window/door

(3) Siding

(4) Foundation/structure connection

Below gradeb.

(1) Basement wall

(2) Testing for capillary action

(3) Penetrations

Interiorc.

(1) Condensation

(2) Plumbing


Strategies2.

Flashing detailsa.

(1) Roofs

(2) Window/door

Water management systemb.

(1) Proper grading

(2) Water proofing

(3) Drain tile

Control humidityc.

(1) Reduce production

(2) Increase ventilation

Mold Remediation strategiesC.

Professional1.

Best choice?a.

Home owner2.

Remove moldy materialsa.

Vacuum with HEPA filtrationb.


Wash/scrub affected areac.

(1) Dedicated chemical solutions

Let dryd.

Vacuum with HEPA filtratione.

AsBestos AnD otHeR nAstY stuffIV.

AsbestosA.

Mineral fiber1.

Commonly used in the following:2.

Insulationa.

Fire-retardant productsb.

Likely source materials3.

Furnace insulationa.

Asbestos shinglesb.

Floor tilesc.

formaldehydeB.

What is it?1.

Chemical in many glue productsa.

Released as gasb.


Likely sources2.

Particle boardsa.

Fiber boardsb.

Hardwood panelingc.

Carpets, drapes, fabricsd.

53

8U N I T

THE GREEN REVOLUTION

54 unit 8 the Green Revolution

tHe DefInItIon of gReenI.

the u.s. green Building Council’s (usgBC) Definition of green DesignA. “To significantly reduce or eliminate the negative impact of buildings on the environment and on the build-ing occupants, green building design and construction practices address: sustainable site planning, safe-guarding water and water efficiency, conservation of materials and resources, and indoor environmental quality.” (www.usgbc.org)

the national Association of Home Builders’ (nAHB) Definition of green BuildingB. “The process of green building incorporates environmental considerations into every phase of the home building process. That means that during the design, construction, and operation of a home, energy and water efficiency, lot development, resource efficient building design and materials, indoor environmental quality, homeowner maintenance, and the home’s overall impact on the environment are all taken into account.”

MARKetPLACe ReALItYII.

Consumer AwarenessA.

Client expectationsB.

opportunityC.

KeY CoMPonentsIII.

sustainable sites and site selectionA.

Avoid environmentally sensitive locations1.

Build on a greyfield site2.

Build on a brownfield site3.

Build on an infield site4.

Build on undeveloped property5.

unit 8 the Green Revolution 55

Building envelopeB.

Insulation type and efficiency1.

Foundation design2.

Windows and doors3.

Heating and Cooling equipmentC.

Efficiency1.

Type2.

Indoor environmental QualityD.

Ventilation1.

Air exchangera.

Material/product selection 2.

Materials and Resourcese.

Sustainable products1.

water efficiencyf.

Shower equipment1.

Toilet design2.

56 unit 8 the Green Revolution

RAtIng sYsteMsIV.

eneRgY stARA.

Home energy raters provide energy-efficiency strategies and tests for existing and 1. new residential and commercial construction.

A Professional Engineer (PE) is required to validate each statement of energy 2. performance for it to be used with the ENERGY STAR label.

To earn the ENERGY STAR, a home must meet guidelines for energy efficiency 3. set by the U.S. EPA.

houses: from the ground up · 2019-06-14 · the ground up. this publication is designed to provide...

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