Previously on H3

Part 1: Introduction, Caveat, and Stakeout

Part B: Permits and Foundations

Part III: Do’h, Stumps, Rodan!!!, and Framing

Rough-in it, Hah!

Really shoulda had an arc fault circuit breaker on those attic lights!

The framing completed we can now move on to the electric, HVAC, and plumbing rough-in, well almost. While one could elect to start running supply lines and drain and pulling wire right away, it is preferable to ‘button-up’ the home first. Exterior doors and windows need to be installed and the roof needs to at least be felt papered if not fully shingled, this not only weatherproofs but keeps light-fingered passersby honest. Sadly with escalating cost of building supplies, theft is a serious concern even in the rural heartland of Ohio. The products and tools have improved but the processes remain the same, very few codes concerning doors, windows, and roof installation have changed or exist at all. What color they are is something else, but more on that later. Now with the buttoning-up completed lets rough-in it.

Back in ’88 dad hired an electrician to wire the spec house. He was good enough to let me help and willing to teach me all I needed to know about wiring a home. If he was ever concerned about training his own replacement he never let on, he had plenty of other work and I have, over the years, learned that there is a friendly competition between most tradesman. Sure, some might dislike each other but most will buy rounds for each other in the local bars and swap stories about insane clients and stupid inspectors. The exception being anybody who would give the rest of us a bad name, guys who do shoddy work and rip people off. If you’re talking to a tradesman you’re thinking of hiring, and he tells you all his competition are losers and no good, be cautious, especially if he brings it up unasked. If you ask and he speaks well of his competitors that’s a good sign he’s being honest.

Unless we were too busy, I wired our homes for the next ten or fifteen years. I stopped and we again hire an electrition to wire our jobs, mainly because the codes kept changing and it wasn’t worth it to try and keep up with them. I’d estimate in those early houses I would run a total of maybe fifteen-twenty circuits for the average house, now it can take over thirty and some need to be ground fault protected, some arc fault protected. It seems like every appliance needs to be on a dedicated circuit and you have to put fewer and fewer outlets or lights on the rest. Meaning that there are more home runs from the service entrance panel, and wire isn’t getting any cheaper. For those arc-fault protected circuits, one can lay out up to 10x what a standard one costs. Our electrician also has to install two grounding rods, tamper proof outlets, CO2 alarms, etc. I estimate that changes in the electrical code alone have added up to five thousand dollars to the cost of a new home.

We have almost always hired out the plumbing. For the first few years, we used a father & son and son crew, the average home would take them one day to rough-in, well, the father and one son did; the other son installed the furnace. When the furnace son bought the farm, oh relax, he bought an actual farm and raises llamas or ferrets or something, dad and I took over the furnace installations. A few years later for various reasons, we switched to another plumber and he started installing our furnaces, which made me very happy. I hate ductwork, I doubt that I installed one single furnace that doesn’t have my blood on it, that metal is sharp, and I must have used up a good chunk of my profanity quota by mumbling “CodKnobbin’ Melonfarmer!” while fighting with it. Plumbing codes have not changed much, ‘Pipe’s still round, shit still runs downhill, and payday’s still on Friday’. The plastic supply lines are now the norm, copper prices being what they are. The furnace/ductwork installation is the same as well, the furnaces are more efficient but nobody has improved ductwork and it still sucks balls Seriously, you’d need armed forces to get me to install another furnace, I’ll go back to delivering pizza first.

Decks

Deck Pics!

When I’m not involved in the roughing-in, this is usually a good time to build the decks. Unlike ductwork I love decks. I like framing, and I really like finish carpentry, but my favorite has got to be building decks. Framing gives you instant gratification, you can get a lot done quickly, but it’s crude and almost anyone can do it.  Finish work requires skill but it’s very repetitive- measure, miter, cope, install, measure, miter, cope, install -repeat ad nauseam. Decks offer the best of both worlds, they make an instant visual impression but are a finished product so one can get his woodworking on — it’s not like building a cabriole legged table but it not exactly slapping up a chicken coop either.

Structurally decks haven’t changed much– posts and beams, joists and decking, railings and stairs. I use screws now where I used to use nails, and structural lag screws replace some of the through bolts. Somewhere along the way, the maximum spacing between the railing went from 6″ to 4″ which means you need more balusters and that could cost a pretty penny on a deck with lots of railing. After building three or four railings I was sick of the standard 2×2 balusters and since then I try to come up with a new and exciting design for each deck and railing. There are fancy kits and pre-formed balusters but they are costly, same with the composite decking boards. They have nice hidden fastening systems and an occasional power washing is a lot cheaper than staining every few years but you pay for it up front. A composite board costs between three and five times the cost of a wood one and the composite boards require more framing and labor.

The important thing to remember is that this section was added primarily for me to show off some of my handiwork. Look on my works, ye Glibby, and despair!

Big Deck Pics!

Inspections

Back in ’88, we had our first ‘inspection’ at about this point, as I’ve mentioned a few more have been added since, but this is still the first real one, the others are more ‘take a quick look and check a box on the form’ type of inspection. In ’88 the ‘inspectors’ were volunteers on the HOA’s code enforcement detail. They really didn’t know much about construction (there were a few retired engineers and they at least knew what they didn’t know), they were better suited for enforcing the HOA rules regarding how long your grass was or if you could leave the RV parked in the drive for four straight days. The Inspections were more of an open house than anything else, some ‘inspectors’ would bring their buddies or wives along, everyone wants to check out the new house on the block. Lot’s of “So this is the kitchen?” and “Are you putting in tile?” questions…not so many “What’s the span on those joists” type questions.

Today we have a real inspector, he was an electrician and then a building inspector one county over before the HOA hired him. He is thorough and fair, he does a pressure test on the drain lines, he makes sure the wiring is secure but not too tightly stapled. He knows what is structurally required and he follows the codes. I really can’t complain about him, if you are going to have codes and enforce them better a by-the-book guy than looks-good-to-me type. You know what you’re getting with the former, some (most) of the codes may be redundant, subjective, or overkill but they are what they are. In the latter case, who knows what B.S. they might come up with.

The Dunning–Kruger effect or ‘knows just enough to be dangerous’ rule applies here as well. Between the totally unqualified looky-loos we started with and the professional we have now the HOA went through half a dozen others. One, I mentioned in the introduction, he stuck his thumb on top of his head and extended his fingers up if his pinky could touch the ceiling there was a headroom problem. I had to explain the difference between a ridge beam and a ridge board to the next guy every time we had a cathedral ceiling that extended into a loft. A few feel it’s their job to find something wrong, not ensure things are right, they’ll make up ‘issues’ on the spot to justify their phony baloney jobs. I’ve had a few say ‘I’m happy about X but I’m not sure if that’s covered in the codes, I’ll look into it and let you know.”

A competent inspector will add some value to a homeowner if he catches some oversight or incompetence on the part of the builder. He may also add a little peace of mind in that a second pair of eyes looked over the construction, which may be of some value. A bad one can cost the homeowner real money, either by forcing the builder to either fight some arbitrary rule, and time is money, or go along with it to get things done. Worse case scenario he misses something that causes problems down the road. People assume that if it passes ‘inspection’ it’s all good, buyer beware has gone out the window; Big daddy government or the HOA has my back.

Due diligence is a thing of the past, we offer to show potential customers the last five homes we’ve built, not cherry-picked ones, the last five. We’ll give them the number of the owners so they can call them personally. (Yes, we get permission to do this, we have never had a client not want to show their new home to others, many tell us to send people their way without us even asking) As far as I know,  no one has ever taken advantage of this, granted we get most of our business through word of mouth so people are getting referrals in a way. But still, for most people, a new home is the single biggest expense in their life and given the chance to check out our credentials most people just give it a ‘meh’. I don’t get it.

 

That’s it for Part the Fourth, I know I promised a story about color codes, but I spent a ridiculous amount of time formatting this article so that the first letter in each line spelled out a secret message, then I realized that everyone’s browser and window settings are different and all that work was for naught. So this is what you get, no anecdote, no red sauce recipe. I’ll make it up to you next time, promise.

Not when it comes to decks or ductwork