Home Design Suggestion list
This is a reminder list for some of the things I want to think about in my dream house at the property I owned years ago.
Dave Savage 404 323-8686 [email protected] DaveSavage.com
Home features and design that effects property taxes
In the dreaming and planning process learn about the property tax consequences of what you have in mind.
Does building an open sided carport or patio designed to easily enclose with sliding doors effect the square footage your taxes are based on, in your area? What other easily improved features can lower the initial value assessment and taxes?
Check on what can be done to have the initial construction get a certificate of habitation, to move in and have the lowest property tax rate, and then I can make improvements to add value
Limited color palate for wall & furniture color. Use layered tones, patterns and textures
Kitchen flows into great room.
Have a studio in-law suite in the bottom floor.
U shaped kitchen that is very open to the living space.
Have a storage closet for entertaining folding tables and chairs in the living room area, perhaps under stairs.
At least 4 feet of counter space on both sides of the kitchen sink.
Minimum sized bedrooms. I don’t lounge there.
Master bath needs an 80” long tub and a shower stall with a seat.
Guests for large parties will park in the church parking lot and will walk through the woods along a woodland
garden path. Also for security, a walled and gated backyard garden courtyard would be important.
Have the door entries covered and a bench outside so that guests who have come with wet or dirty shoes have
a place to sit and remove their shoes and perhaps put on nice provided slippers
Use a wide variety of techniques to give the impression of thickness of the interior and exterior walls.
Check a room had to have a build in closet to be considered a bedroom for taxes
What is the property tax code definition of a closet?
Contractor / builder agreement issues and questions
Quality
What level of fit and finish do you insist on? What happens when your standards are not met at various levels;
From close to disaster? ( I.E. a slight scratch to a major crack – colors real close, a hairline gap to a major warp, etc)
What happens when the builder or subs don’t measure up to standards agreed on?
Should I expect sharp and correct saw blades and saw use to avoid chip free cuts? What are consequences?
Tour homes under construction with builder and subs and video camera to establish quality standards and remedies.
How does the general contractor communicate and monitor the quality of work of the subs?
Methods
Discuss optional materials & methods of basic systems (type of air ducts, foundation walls, piping, lumber etc.)
Who determines the small details and how are choices being made?
* Details fall through the cracks because architects don’t specify too many details of construction process or materials and
the builder relies on the architect to specify anything different that what is normally available & used in the local market.
What methods and procedures will be used to avoid lumber waste and damage?
I.E. all in-process lumber to be kept off the ground to avoid water and mud damage.
What kind of nails and screws are used? Coated? Stainless Spiral shanked? Square drive?
What advantage do I have in selecting subs who own specialty tools or equipment? Is renting just as good?
How open is the builder and subs to looking at and getting training on alternate materials and installation
methods? (see Fine Home Building Magazine articles)
What kind of foundation and water proofing system is being quoted?
Meet with subcontractors well before they get on the job to see their quality of work. and get opinions & ideas on methods
Check with the insurance company for ways to reduce premiums.
What kind of surface protection products and methods do subs use to protect materials?
What specialized equipment, tools or skills do the contractors own?
Is a whole house systems design being used so that each succeeding sub doesn’t have to work around the design decisions
of previous subs who had no foresight to see that they were creating problems for later subs? Compounding problems.
The bid
Have a rough footprint plan done early to get variance and drainage approvals before assumed approvals cause
a problem.
How is the time shopping for specialty contractors charged? (It is difficult to find a concrete contractor who has sandblasted plank forms)
How does my acquiring materials in advance change the bid price?
The quality, price and speed of work is often based on special skills (see Fine Home Building Mag. Tips list) Discuss.
What kind of systems do the builder & subs have to reduce material waste? How much waste is built into their price?
What price level of products are being specified on the quotes so I can request changes?
Is projected material mark up calculated into the bid even if I supply the material?
Cash discounts. Where are they a factor? Can they be gotten? Are they factored into the prices?
Check cost savings in having the lumber supplier precut and bundle as much as possible to eliminate/reduce waste.
What are the financial consequences to the truss supplier for additional costs when wrong sized items are made?
Sometimes the home design needs to be changed but minimal extra costs incurred to make due.
contract
Have rewards for meeting completion schedules and penalties for missing them.
What pay out schedules are expected?
lien releases from subs and suppliers?
Have quality expectations and corrections clearly outlined and explained with photos. (IE hidden screws in deck railing)
What level of quality of material needs to be specified?
Are separate accounts set up at supply companies to avoid mixing funds?
Is there a cash accountability system to show where money is going?
Meet with subcontractors well before they get on the job to see their quality of work.
What are building code restrictions and variance possible in Dekalb County.
responsiveness, punctuality, staying in touch
Ask referrals about response times to phone calls. What is the attitude about proactive & reactive communication?
What are reasonable reasons for not calling back? Do they leave full information messages, or just “call me”?
resources of the builder
Look at the financial health of the builder and subs to assure they are using our money just for our house and can afford to
redo work that is not up to agreed standards
Who pays when damage is done by subs?
How familiar is the general contractor with the Property tax code and rating system?
I want to minimize the initial tax assessment.
Randy Walker -mgr. of assessors dept. 371-2529
Differences of quantity of lumber needed in take-off estimates will affect the bid price. Who pays for additional lumber needed beyond the estimate/bid?
Discuss need to make sure my money is going to pay for labor and materials on my house. Lien wavers on draws
recycled materials
In new construction building codes, what restrictions are there for using recycled materials? What types of used products can’t be used? (3 gallon toilets)
Can these recycled materials be used: electrical plugs and switches, DWV pipe, hose bibbs, steel beams?
QUESTIONS, ISSUES, IDEAS, SUGGESTIONS
Attic
Have a pull down stair access in the office if it can be done attractively.
Deck the area around the pull down stairs - allow enough room to blow in deep insulation
Use scrap wood to make “catwalks” for inspection and servicing utilities -
Build them above the height of the rafters for the blown-in insulation, to be put in later.
Mark wall locations with markers that will stick above the insulation - I may want to run wires down the walls later.
Drill access holes and cork them.
Run a string of small lights down the length of the attic.
On the pull down stairs use closed cell neoprene gaskets and positive seal latches to prevent leaks.
AV Systems
Use mini cube speaker system with theater surround sound. Plan to hide speakers in or behind artwork. Plan locations and
wiring runs in advance.
Crawl space
use 6 mill plastic over the racked out and leveled dirt to keep moisture migration into the house.
10/04 The most current tests indicate that no vents are needed or recommended for crawl spaces because they draw in warm/moist air that condenses on the cooler wood and ground causing condensation and providing an extra source of moisture. See article.
During framing mark the bottom of walls and places to drill into the walls for future access to wiring
To insulate the underside of the basement floor, staple (with air staple gun), foam sheet panels between the trusses - cut an inch narrower. Fill gap with expanded foam. The foam can’t be press fit because it doesn’t compress.
Build material storage racks and access doors around the perimeter, where possible. Use scrap lumber.
RESOURCES: Wright Plastics for plastic film, GA Insulation for styrene sheets.
Bath - master
Have outlet in cabinet for hair dryer and other plug in items.
Have extra foam and/or fiberglass insulation put under and behind a fiberglass shower or tub unit for temperature
and sound insulation. Needs to be done at framing stage.
Use temperature control shower valve that allows a small flow of hot water
have pressure regulator valve
Have doorways to the bath be wheelchair accessible. 36”
Have shower stems about 6’ 6” high or use new adjustable/hinged extender heads
Have blocking put behind the shower for grab bars positioned to aid in sitting and standing in shower.
Have lighting on dimmer switch
Have proper side lighting for putting on makeup. (have various colors of light)
Have place to mount swing out magnifying mirror.
Have remote exhaust fan with closing register to reduce noise and AC escape when not in use.
Where is makeup air going to come from when exhaust fan is on. Allow for enough flow.
Seal all tile grout Add latex additive to keep grout flexible and avoid cracking.
Look at plastic coated towel rods, rather than chrome.
Space the towel bar away from the wall more than usual for drying/air flow and the ease of putting on thick towels.
Have extra long towel rods so towels won’t have to be folded to fit. - measure towels before determining length of rods.
Have AC outflow register under shower towel bar to help in drying thick towels..
Have a small ceiling fan in the middle of the room. Susan likes to cool off after a steamy shower.
Have a place for the bath scale.
Have under mount sinks in counter tops.
Have counter top taller than normal.
Have extra wall blocking added to the wall behind the counter tops
Build a storage unit into the wall next to the toilet for phone, magazines, newspaper, pen, note pad, extra rolls/fem. hygiene
Build an 80” (bottom) long tub
Build large his and hers “medicine cabinet” storage
Have reading lighting in toilet stall along with high window for ambient lighting.
Have power ventilation in toilet space.
In the shower stall put in swing out towel rods for faster drying of wet items. ( better air flow))
Use scrap broken glass as a mosaic for the walls, use pearl tone auto paints on the back of the glass. Check with the paint mfg. to make sure the adhesive won’t react with the paint over time. Polish/round the top edge of the glass.
Professional Sales (rep. Firm) bathe tubs and fixtures, Oakcliff Ind, Doraville Jim McGuire 770 451-0777
Bath master Aqualounger Classic bath tub – 84” x 36” x 18 deep #BC8436 888 707-2284 Mfg. in Boise ID
trade dealer set up for product credit
Check on beauty salon plumbing fixtures for wall mounted styles of faucets
Master Bedroom
Be able to block out all morning sunlight with sliding panels to cover the windows completely.
Have a remote control fan above the bed.
Have light controls in the headboard and wall switches
Have trash containers on both sides of the bed
Have his & hers & household hamper baskets in the closet.
Discuss raising the bed area on a storage filled platform for comforters, blankets and extra pillows
Plan for a cross breeze, screened sleeping room - great on rainy days and nights for naps and sleeping
Cabinets
Put cabinets on legged or faux legged bases rather than kick plates or straight to the floor.
It gives them a furniture appearance.
Get Cabinets only with white interiors, not fake/printed wood.
Have custom cabinets built with RTA connectors for lower cost through self assembly.
Use under mount drawer slides
When installing the cabinets; put grommets behind the square drive mounting screws. Put decorative covers over the screws.
Make decorative door/drawer knobs with ferrule bases and collectable items fastened to them.
Make cabinet doors from painted ¼” hardboard and glass door hinges and hardware.
Use white wire shelving instead of wood.
Have only white interiors – no fake wood
Use a profile router bit to give an artistic shape the front edge of wooden shelves
RESOURCES: Blum Hardware
use scrap ¼ inch plywood to make back panels in the book and display cases that can be painted or covered in a variety of materials to accent them and make the items stand out in contrast
Carpet
Have it installed with power stretchers: not just knee kickers.
Discuss where seams should/can go with the installer. Carpet has a grain direction.
Discuss Homasote sound deadening underlayment and other sound deadening options
RESOURCES: Check on used commercial carpet from dealers who do renovations.
closets
Have only full width opening doorways. Not hidden pockets on the sides.
Discuss style of opening all the way to the ceiling. Requires extra tall doors. patio sliding screen doors and hardware
Have a 24” deep top shelf for container storage.
Have components built with RTA connectors for lower cost through self assembly.
Build the closets myself after framing and dry wall with steel studs or RTA connected panels. Consider alternatives to drywall.
It would make it easier to do the bedroom drywall by to not having the closets in way
Make sliding doors from wooden screen door frames covered with fabric inserts. Would provide good ventilation.
Put handles on both sides of each sliding door panel.
Consider making doors with hardboard panels and hardware for glass cabinet doors or piano hinges.
Consider making closet doors with shower doors or vertical blinds
Have vertical shoe storage unit.
in utility closet have an electrical receptacle to plug in rechargables
Concrete
Different uses require different PSI rated material. Check what is being specified. Is it being over engineered at extra cost.
Finish work is a personal work of esthetics and details. Be specific as to which workman will be doing it and style used.
Put vapor barrier under garage slab so moisture won’t migrate under vinyl flooring. It also allows concrete to be painted.
If an exposed aggregate surface is called for - personally go and select the color, shape and size mix of stone to go into the cement mix. The concrete is traditionally smoothed and then power washed to show the stone.
Texture the surface with forms made with sandblasted boards attached together into panels. (difficult to find contractor who has them-
Decks & Patios
Storage for deck furniture and BBQ
Screw deck boards from the bottom - not the top. Use Deckmaster strips or similar undermount fastening system
Use pocket holes to attach railing to newels.
Use square drive, stainless steel screws for any application where the screws will be exposed.
All others stain the wood over time. Also countersink and cover deck screws with wood plugs.
Buy deck boards several months before assembly to dry out - then coat all sides with MFG brand repellent before assembling
the deck.
Bevel or corner round the perimeter edges of the deck
Have the bottom bar of deck railing high enough for a push broom head to go under it when sweeping.
Put in an extra natural gas line for an overhead heater, that I’ll eventually salvage.
Use free phone poles for structural supports.
Plan framing for deck boards to have creative design. Radius exposed boards with a router.
Use strings of mini white lights on a trellis frame for a faux roof. install elec receptacle in high and hidden area
Have a fan over eating area to keep away bugs.
Add blocking to exterior walls that are next to decks and patios to mount heavy metal artwork.
Design the size and position of the deck to accommodate an enclosed pavilion /party tent, so that the support poles
are not positioned where the sliding glass doors of the house are located.
At most, once a year, would we have a party with perfect weather and no bugs that we would leave a patio door open all
during the party.
A pair of glass panel doors and a picture window, 3 feet off the floor are cheaper than a good sliding glass door and do
virtually the same thing. A 7 foot wide, good quality sliding glass door is $1,500 plus installation
Doors
Order doorframes with insulation strips on the door stop bars for quieter closing and noise insulation. The doorstop bar needs to be shifted back for this. See article for using insulation strips than install in kerf cuts put in the jams before assembly
(For painted wood frames the insulation strips should be removable for replacement and ease of painting
Make exterior door thresholds flush with the flooring if possible.
Order door frames without exterior brick molding so I can add my own.
Add thin steel shim between king stud and framing stud and longer screws into exterior door frames for extra security.
Caulk or attach insulation to door framing before installing door frame. Caulk bottom of the threshold to the floor. Use proper
flashing.
Frost the glass of inserts with an etching paste that can be rolled/brushed on and is water soluble. (wear gloves)
put on tape or stickers first as a design stencil.
See article on having a wider door trimmer stud for better hinge strength (FH booklet page 14)
See article on positioning jam latch and deadbolt mortises. (FH booklet page 13)
Key my own deadbolts Match all locks to one of them.
Make sure the installer has a pan brake to properly form the flashings. They can’t be done properly by hand. Discuss profiles.
When refitting or resizing used doors or installing new ones to put a slight bevel on the leading edge of the door to
compensate for the arch of the door. It allows for a smaller gap between the door and the jam when the door is closed.
The deals on doors are usually for ones that are not mounted. Discuss best/cheapest way to build frames in advance.
Driveway
Look at system that uses a crushed recycled asphalt or concrete bed with sprayed sealer /colored gravel top that is roll solid.
What method & angle/crown of driveway will be used for best drainage?
Can a sealer be better applied when the concrete is wet?
Check with MFG Sealant Co. Mike 404 355-8668 recommended on Bob & Rob show
Consider using asphalt with beveled flagstone edging.
Use only “shot & chip” or cold mix asphalt. Hot mix, like that used on roads, requires regular compaction to keep it solid.
Also hot mix requires large and heavy installation compaction that driveway installers don’t have or use.
Is the finish of the concrete affected by the length of time in the mixing truck? Instant Concrete Co. mixes on site.
Put in flagstone apron and mixed bands of stone as design elements.
Run wiring conduit, irrigation piping & water supply pipe under the driveway before installation.
Install a slot drain where needed. (look at pool supply dealers)
Use just crusher run initially to save money if the house cost is out of control.
Put underlayment fabric on the ground first to reduce ruts
Use crushed (recycled)concrete as a base. $6 a ton. Coat with tar and apply decorative stone top that is rolled flat.
Be sure to seal stones and pavers against oil drips.
RESOURCES: I have flagstone and paver stones for aprons.
Drywall
Look at new sound absorbing sheets to go under drywall and as a floor noise absorber. Made of 100% recycled newsprint,
sold at HD for $18 a sheet Homasote Homasote also has a textured wall board called DesignWall, available in colors
Discuss paper VS mesh tape
Discuss using 54” wide boards, horizontally mounted for 9 ft high walls
Spray skim coat on new drywall for even paint absorbency.
Electrical
Position outlets for our furniture and corner up lights.
Outlets or in-wall wiring needed for future art lighting.
Have outlets positioned horizontally just above floor molding. Look into extra narrow boxes and covers.
Discuss lowering light switches to 40”
Add circuit and wiring for future rear yard landscape lighting.
Add circuit and wiring for future front yard landscape lighting. (need place for noisy low voltage transformers)
Add circuit and wiring for future landscape shed.
Have a whole house GFCI breaker instead of wall units if it is less expensive.
Siemens has an electrical panel with a whole house surge protector built in
Use recessed outlets in areas where there is an AC adapter that would interfere with furniture. Make sure adapters will fit.
(behind living room couch for phone and laptop adapters)(art lighting)
Add outlet wiring in the attic for vent fans and lighting.
Plan for location of outside electrical meter to coordinate with landscaping and accessibility for meter reader.
have wiring for under cabinet lights in the kitchen
Have outlets for lights and fan in deck-patio “ceiling” portico strings of light are much more attractive than flood lights outside
Run wire from power pole to the house underground.
Wire room fans for remote controls.
Have outlet in laundry area for ironing.
Have floor mounted outlet in the living room for up lights in the corners.
Insulate around exterior wall boxes.
Discuss the color and style of outlets, switches and covers.
Be sure the circuit breakers are well labeled and grouped.
Have a 20 amp outlet in the garage and work shop for power tools
Have lighting in front Portico ceiling, not on the wall next to the front door.
Make allowances in electrical and other box position for an added sound deadening sheet behind the drywall in certain areas.
I’ll make custom receptacle covers.
I have a box of high wattage dimmers
Harbor freight sells a retractable power cord that is cheaper than installing an outlet outside, near the garage doors for car cleaning.
It would be installed in the garage
Electronics - Phones, door bells, audio, TV
Make artistic door bell button covers.
Recess door bell ringers into the wall. (ringers needed on each floor)
Wire for multiple phone lines upstairs and downstairs - Wire for data modem lines upstairs and downstairs
Wire for satellite TV, put the dish under a smoked plexiglass skylight on the roof - check in advance what direction to point it.
Wire for surround sound TV in the living room. The newest surround sound systems mount the bass module under the floor
and have a hvac type register in the floor. Check to see how it is installed and replaces with hard surface flooring.
Run (1/8” jack) headphone connection from sofa area to the TV & stereo.
Have each tv speaker with its own volume adjustment so the center of the sound can be anywhere in the room
RESOURCES: I have phone jacks, phone wire, door bell wire, some coax cable,
I have commercial ringer/chime from WSB
Entry hall
install a recessed area in flooring for foot wiping rug next to the front door.
Have a front porch canopy large enough so that the door mat will remain dry with a mild wind blown rain.
Install wide angle spy glass in front door.
For the transition from the entry to the living room, duplicate the position and profile of the floor with a drywall affect on the ceiling.
If an entry closet is needed for other things too, put in a upper and lower hanging rod for guest coats.
Otherwise, leave out the closet and just have a sculptural coat stand for those few times a year when one is needed.
Exterior
build hose reel boxes and hose faucets into the walls if possible.
Install bird feeders next to opening windows for maintenance
build a trash can garage
Have a rain collection sys. if possible.
Discuss quality of stone and brick pointing - It can vary greatly.
House movers have inexpensive bricks. Research best kind of coatings and proper application
When stacking the bricks, do not have a flat plane surface - create a random relief pattern and or a planned relief design
Discuss brushing or spaying thin coat of “plaster” to soften the edges of the brick.
Look at using crushed brick dust with a clear binder as a stucco alternative.
Be aware of wind circulation so that blowing leaves and debris don’t end up on the porches and patios
Floors
Reduce floor squeaks by caulking joists, not having cross braces touch, isolating pipes and ducts.
Don’t use OSB underlayment for floors to be tiled. Moisture can cause swelling
Use square drive screws to install underlayment.
Discuss use of expansion gaps when laying underlayment to prevent floor squeaks and buckling.
For tiled floors, an article recommended “C-Cure” brand epoxy grout that resists mildew and staining.
Where rooms have tile, consider modifying room dimensions to have full tiles in both directions (no tile cutting)
Is there a cost savings. in tile setting when there is no cutting? Most standard rates per square foot include tile trim on 1 wall
Discuss ComfortBase by Homasote
For inlayed sheet goods see who has a specialized cutter to make the multiple layer cuts very accurately.
Look at new Bomanite Corp. “Micro Top thin topping with stained concrete look. Offers many colors.- spread over wood sub floor or
most any other substrate. Horizontal or vertical – interior or exterior. 6000 psi
RESOURCES: I’ll get baseboard trim
Contemporary commercial carpeting remnants Re:Source Georgia Dekalb Technology parkway Caroline Fonville
They may also have access to slightly used commercial carpeting they are replacing.
Foundation
Look at split face concrete block or concrete BRICKS for exposed walls
Use crushed concrete to make a thicker heat sink slab
Have the main floor elevation be 18-24” above the Flair Knoll street elevation for landscaping & drainage.
Install sill plate termite deflectors.
Use insulation between foundation wall and sill plate.
Apply borate powder on the sill plates for termite control.
Discuss cost advantages of using shorter pieces of lumber for the sill plate. Cut from salvaged deck lumber.
Backfill the foundation wall with crushed (recycled) concrete rather than expensive dirt. $4.50 a ton Tarmac America 404 799-7174
Framing
Put blocking in the ceiling of the living room for a hanging hammock chair
Frame the garage and non load bearing walls on 24” centers to save material.
Put in house band supports/blocking for future deck hangers.
Have rafter tails cut in decorative shape
Use scrap lumber for Attic decking and “cat walks”, door and window headers
Insulate/caulk door and window framing before the units are installed. Trim/saw dried expanding foam with mastic trowel.
Open web trusses allow air ducts to be run through them. Otherwise a drop ceiling is required in the basement.
Is the floor system of the modular unit designed so that basement HVAC ducks will run with- in them?
Use scrap 2x4, 2x6, 2x8 lumber for floor stiffeners. – see article on strongbacks – 2x lumber run perpendicular through open
trusses and nailed to each one. Best run mid span. see article for placement.
Building codes and engineering tables for truss sizing allow floor deflection that allows floor vibration that can rattle
glassware on hard surface floors.
Studs in non load bearing walls can be on 24” centers (fewer studs” - can use light gage steel)
Be sure to install wire chase grommets in the walls to run wiring between floors.
To give part of the house a floating affect cantilever a wall a few inches above the ground.
Be sure to use spacer clips on roof sheathing.to avoid buckling due to moisture expansion.
Frame the living room with a short cantilevered rear deck. (It will become first step to future deck)
Put in pull down attic stairway in the office. Plan for more attractive trim . Discuss the type of stair to be used.
Most units come with a 3/8 inch plywood cover. Discuss insulating methods
Discuss the type and amount of ventilation under the eaves.
Make sure there is enough rigidity so the wall doesn’t shake when the door is slammed shut
Build in electrical box supports for ceiling fans.
Add wall blocking to the side of windows and ceiling to fasten window treatments as required.
Install storage into walls whenever practical by function and design.
Make allowances in framing for 5/8” sound deaden sheets to go behind drywall in certain areas.
Make sure doors and windows are placed far enough from walls and corners to allow for wider trim and esthetic spacing.
What are the savings and design/construction issues in using 2X6 lumber on 24” centers rather than 2X4’s on 16” centers?
Midwest experimental subdivision showed a material cost savings, but they were not specific. Is it Dekalb code?
Build extra strength into exterior door framing for security and locks
See article on using tank dispensed polyurethane foam adhesive instead of mastic to glue down subfloors before screwing them down too.
If using ICF foundation system, or concrete pre-cast panels, plan for proper seals around pipe going from inside to below ground out side.
See Fine Homebuilding mag. booklet on framing doorways for better hinge strength. Page 14.
Furniture- custom and cabinets
For painted items, look at using MDO plywood (top layer is medium density fiberboard)
Garage
Have Double door or sliding glass doors from the living room or covered patio to the garage to expand entertaining options.
This makes the garage a party room for the house
Frame the ceiling for 4 foot wide perimeter storage and vaulted Center for access to the perimeter. Use pallet rack cross beams and
supports bolted to ceiling beams
Do not insulate or drywall the walls or ceiling. (I’ll do it later to save money)
Spray paint framing of interior walls if they will be finished later.
Have sliding door storage closets for yard tools and bikes.
Have long towel bars for drying towels. (car washing)
Plan for a more decorative way to install overhead door hardware. ( avoid the slotted angle iron motor supports)
Give the floor a slight grade to the driveway to make it easier to wash it out if necessary.
Don’t put the garage door in the bid request - contract it myself later.
Spray prime and paint overhead door before assembly and installation.
Look at Overhead Door Co. Ultraglide quiet door system.
Have a regular doorway next to the overhead door.
Mount the overhead door motor with vibration dampening bushings.
Have a utility sink mounted in a storage cabinet. ( I own faucet}
Build a seat into the cabinet for changing clothes (mud room)
Have a cabinet /closet for car maintenance supplies.
Have a locking closet for yard tools/equipment and bikes.
Have a ventilated closet for dirty yard work shoes and clothes.
Cover the floor with the industrial vinyl I got from Olympics pavilion.
Locate a track light so that it can be aimed into the engine compartment of the cars for repairs and inspection.
Build in a trash can storage closet that is ventilated to the outside and has doors on the inside and outside of the garage.
Have the closet large enough for 3 45gallon containers. Have it be airtight, so it doesn’t stink up the inside of the garage.
Greenhouse (under the garage)
Put in HD, wall mount faucet and utility sink in storage cabinet.(extra wall support needed for the faucet I have)
Put in gravel & brick paver flooring for drainage and to plant in ground indoors. (need to adjust basement floor design)
Put in a used overhead door (Get a glass panel unit from a service station) Install wiring for motor
Use a hot water loop from the water heater (with shut off valve) for seedling start heater
RESOURCES: I have light fixtures, brick for flooring, Overhead door motor unit,
Hall (top floor)
Have corner vacuum equip. storage cabinet with artwork nook above
HVAC
Have a whole house fan that has a sliding hatch cover.
For the whole house fan consider using an attic mounted squirrel cage blower connected to the hall and exterior by flex duct
Have a positive pressure system to keep out dust when doors and windows are opened.
All vents to be located away from furniture and plants
Be sure to loop the bath vent ducting to reduce natural convection air flow.
Discuss natural and power ventilation for the attic (ridge vent & big squirrel cage blower with a slashed flex duct along the
inner ridge. .
Locate equipment for ease of servicing and replacement. How much space is needed?
Have quick connect couplings for gas and water lines.
Look at units to utilize hot water heater vent stack heat.
Have blower units with multi-speed motors.
Have zone control registers.
Use long slot commercial registers where possible. Affordable only if salvaged. Can they be made with scrap lumber?
Have a whole house humidifier (discuss the type to be used)
Utilize condensation water for landscaping – need hose fitting on the end of the tube
Have multistage filter system. (discuss dust control) best dust pickup would be near the floor for air returns
Honeywell Perfect Climate Comfort Control thermostats are combo Temp. Humidity, ventilation, air cleaner flow monitor.
Discuss best locations for thermostats - esthetics and accurate temperature readings to be taken into account
Discuss ways to restrict airflow between floors (Through stairwell)
Discuss air duct type (sheet metal, flex, rigid fiberglass) Flex and fiberglass are not cleanable like sheet metal
Create artistic return air register covers. B&S Sheet Metal has a CNC Plasma cutter for production runs of fancy designs.
Discuss making a design that enables you to add a piece of media filter material. May take higher capacity blower.
Paint the inside of vent boots before installation. (room color or black?)
Make sure to compare SEER rating when price shopping for units.
Buy Generic brand for savings – ask about scratch and dent or refurbished model savings too
Small, relatively new salvaged commercial units can be purchased for 10-25% of new. They are 220 volt. Is it worth it?
Ask about sealed combustion furnaces.
Design clean out traps into the duct system.
Discuss using outside air for water heater and furnace combustion.
Find out how much room is needed in the mechanical room for framing.
Put a drain in mechanical room floor to drain hotwater hearter for maintenance
Discuss air flow noise and metal ducting vibration humming. What will be done to prevent it?
If there is an outside compressor unit what will be done to reduce noise level? Keep away from bedroom windows.
Have outlet register in the garage near the floor to connect a flex duct to warm engines & car interior on very cold nights.
Have manual shut of. “valve”. Also can be used if the garage opens to the living room for expanded entertaining space.
If a tent or enclosure will be used on the deck for all weather entertaining, Have a HVAC register out side for the area.
All ducting needs to be planned into the framing design so the basement ceiling and walls are not chopped up with ducting
going around framing and other systems. or (Perhaps just allow extra basement height and assume drop ceiling)
Insect control
Saturate wood in the ground with Borate
Sprinkle Borate on exterior wall sill plates during framing
Put a termite shield between foundation wall and sill plate
Keep wood and foam sheathing 10” away from soil.
Insulation - temperature and noise
Discuss the many material options and technologies.
Kitchen
Discuss using commercial designer vinyl flooring on the countertops. Perhaps to match the floor.
Have an easy access place for a 20-30 gallon trash can.
Add extra Insulation under the sink and around the dish washer for noise control.
Provide extra space and wiring for future halogen/”flash cook” oven. Popular in restaurants - coming to the home market
Have disposal unit under the right hand sink
Have a place for compost items
Have a portable 25-40K BTU burner unit that attaches with quick disconnect coupling mounted to wall Rest supply
For counter top back splash, have just a shoe molding, not traditional 4-6” height..
Mount counter tops to the wall, not the cabinets under it / see article.
Look at 24” square tiles for countertop. It minimizes grout lines and looks contemporary.
Call Lee for deals on appliances and cabinets from showroom remodeling and wholesaler closeouts.
For Kitchen Faucet, look at Reliant by American Standard. #4205104022
Or look at a restaurant type faucet with spout and dish rinsing long, flex sprayer. – wall or deck mount – check hole spacing
Look in commercial/restaurant fixture catalogs – about $250 new - can be assembled from components
Have side by side under mount deep sinks. For large pots and pans. Americast by American Standard Use my red sink for short term
Make sure the sink disposal is not a batch feed type that requires you to put in a locking lid to run the unit.
Have task lighting
Have oven doors with windows
Have additional half shelves made to maximize storage.
See additional notes under Cabinets & Plumbing
Use only white for interiors of standard cabinets; no fake wood look.
Have the peninsula between the kitchen and living room be on wheels to become a buffet table.
Have part of the cabinetry under the countertop be a work island on wheels.(use locking casters)
Have custom cabinets built with RTA connectors for lower cost through self assembly.
Alternative to traditional cabinetry:
buy an RTA drawer unit where appropriate to the design.
RESOURCES: Look at counter material from Prime Resin, see article. Mfg in Wisc. 414 279-5720 ask local dealers & cost
Landscaping
Fill dirt needs to be brought in to change the slope of the Flair Knoll side of the lot so that the water will drain away from the
house & towards the street and help create a good setting for the front yard landscaping.
Terrace the dirt on a slope next to the foundation so ladders can be stood against the house..
Check out Urban Accessories. I saw the name on artistic drain grate at Woodruff Park Atlanta.
Look at pool deck supply catalog for metal and plastic drain gates of all sizes.
Be sure to fence off drip line fences around trees to be saved.
Use automotive lights to make 12 volt lighting fixtures
Free treated phone pole pieces are available from Ga Power and So. Bell service yards.
Plan the shape and location of the path from the driveway to the front door. A straight line is probably not good.
Norcross Lumber and other yards have dunnage piles for cheap materials.
When grading the driveway from the church to the house, be sure the path is raised and has a slight crown for good drainage.
Laundry Area
Run Gas and electric for the dryer - Future dryer should be gas.
Put the dryer on a 12” high storage platform to make it easier to load and unload.
Have hot iron & ironing board storage
Have easy to reach outlet for the iron.
Have a recoil drying line and drying net for flat dry items
Have a large plastic utility sink with hose sprayer faucet
Have swing out drying rods over the sink to dry wet towels
Have large dirty clothes bins, His Hers, household, very dirty stuff, and empty one from the bedroom
Have a hanger rod and pull out stem at eye lever for buttoning items on a hanger
Plumb for washing machine overflow drain pan. (I have the pan)
In broom/mop storage closet have ventilation grills in the top and bottom doors and partitions.
Put sound absorbing panels on the wall around the washer and dryer.
Mount washer and dryer on rubber feet
Have a lint trash can next to the dryer.
Have lighting above the washing machine to help see inside.
Have a large clothes folding table
build in a rack for empty hangers.
Use vertical blinds to hide the area when not in use. Have ceiling blocking added to the ceiling during framing.
Position the faucet box so it is between the washer and dryer and not higher than the units.
Add secondary plumbing and gas lines into the walls of the kitchen pantry for future one level living.
Lighting
Check preferred lumen and Kelvin levels with a lighting designer.
If using ceiling cans, use mirror finished reflectors for more efficiency.
use Small diamter recessed can units - small ones have more style.
Compare cost of lighting sofets made with drywall or other materials.
Halogen bulbs and fixtures are expensive to buy and maintain with high heat output..
Discuss the many kinds of low voltage systems with a central transformer (needs to be isolated because of a loud hum)
For art lighting, use several small bulbs from different angles, rather then a larger single bulb.
For track lighting get strip with double or triple electrical lines for mood lighting configurations
Design for new florescent socket bulbs in recessed lighting and elsewhere.
Have most lighting on dimmers.
Plan for an area with good video and photo lighting with a plain wall back drop. (back drop can be on movable screens)
If using track lighting, make sure the track is an “open architecture” type that allows use with many brands of fixtures.
Light the deck and landscape to eliminate the sliding glass door black mirror effect. install elec outlets for outdoor lights
Nordic Aluminum - dealer in Atlanta is Kalek, Inc. 2310 Peachford Rd Atlanta 770 454-9415
RESOURCES I have 4 art lighting track fixtures from WSB – with focusing lens
Living Room
Plan for storage of a lap blanket and pillows for laying on the couch.
Have hidden and easy to reach place for lap top power and modem connections when on the couch.
Have a built-out wall closet for entertaining tables and chairs
Misc.
I have ceiling mount speaker from WSB run wiring
Office
Have all computer gear connected to a battery backup unit
Mount the paper shredder into the counter tops
Make the counter tops from Panolam damaged panels
Cantilever countertops to the wall with ¾” galvanized pipe and pipe flanges.
Add blocking to the wall during framing. Secure with U clamps. (space counter top 2” away from the wall for wiring drops)
Space counter tops 2” from the wall for cables and wiring. Put a trough with holes in the gap to hold the wires out of sight.
(option - see binder for mounting rail - sold by Dough Mocket & co. in CA)
CPUs to be on the counter, next to the monitor for ease of reconfiguring and surgery.
Have a long power strip ( on the wall) just under the counter tops. space the outlets for at least 8 a/c adapters & 12 plugs
Have separate power connection for the phones so that a storm shut down of the computers doesn’t disconnect the phones.
Don’t locate the HVAC registers under the counters(near CPU’s) or behind book cases
Have a ceiling fan.
Desk mounted task lights are less expensive than ceiling mounted can lights.
Install a push button car radio / tape player
Plan for a counter top electrical switch to turn off fax/phone when it has a problem.
Be artistic with the counter support legs.
Design a bird feeder (Seed and hummingbird) into the exterior design (just outside the office and living room window.)
Have wiring chase for future telephone and communication lines coming to the house and up to the office
Put in commercial carpeting. Good quality is available used from companies that do office renovations. (easier to roll chairs)
have cable located for a 13” TV
Have a place for a large wall calendar
RESOURCES:
Painting
Get pre primed woodwork, windows and doors.
Doors and windows with non removable insulation strips are difficult to hand paint because the insulation must be masked.
Use multiple layers of colored glazes for painting affects. 5 parts glaze to 1 part latex paint
Paint wall trim with only a slight shade difference to the walls. Make the artwork the accent color - like art gallaries
There was a magazine article on putting on a wall sealer on the drywall before any painting. Discuss & research
Discuss adding mildedw killer to exterior paint and coatings.
Discuss the grade of paint being specified in any contracts.
Wood with dented, chipped, frayed, or poorly puttied surface will not be painted before being properly sanded and prepared.
For special affect on small walls; coat panels mixed with paint and natural materials, like rose parade floats.
Are there breathable masonry stains that won’t peal like paints when old.?
Discuss ceiling color for specific rooms. Minimize color contrast from walls to the ceiling.
Discuss proper primer preparation; especially for masonry and bathrooms.
For gloss surfaces, use new high density foam rollers.
When choosing colors at the store, buy colors 2 shades lighter than color chip desired. Shadows and low lighting will darken.
You can paint walls that get direct sunlight a little darker than ones in the shadows.
For special texture treatments, try mixing 1/3 paint, 1/3 paint conditioner, 1/3 water - experiment with a variety of textured
materials in a variety of patterns
Paint conditioner extends the drying time of paint for painting techniques.
For exterior siding -do not prime or paint the back side. See article which recommends coating with water repellant only.
Discuss amount of dirt bits from rollers that are acceptable. (good reason to spray paint. Louvered items must be spray
painted
Spray on paint, rather than brush or roll as much as possible, except for special texture finishes agreed in advance
I notice the the difference, especially on trim, doors and windows.
RESOURCES:
Plumbing
Use flex lines to all sinks
Have cast iron drain stacks that are well insulated in the walls to reduce water churning noise. especially with toilet flush.
To further reduce the noise, minimize elaborate Y combinations at the bottom of the stack and insulate any vent stack
nearby that would applify any churning noise caused by the Y joints the vent connects to.
Try to have the drain/vent stack walls be at least 2” wider than normal to put 1” extruded foam sheets in as a sound buffer.
IS there a savings for plastic supply pipes rather than copper?
Use HD wall mount faucet for garage utility sink (I have the faucet- requires extra wall blocking
Locate exterior faucets for ease of access, considering landscaping.
Look at commercial, recessed faucet boxes with covers.
Have a large capacity /lever action faucet located next to the garage door for car washing.
Article suggests installing sink drain traps with 100% clear silicone rather that plumbers putty.
Put in the least expensive, long bowl, toilets, upgrade later.
Provide stub connections for far away landscape watering
Have a landscape watering manifold system for drip lines.
I’ll supply all of the faucets and plumbing fixtures.
Have lever action, whole house, water and gas shut off valves, with easy access.
Discuss having ¾” or 1” water distribution manifold to eliminate cold showers when the dishwasher or other water outlets are
used at the same time.
Reduce or well insulate water pipes in exterior walls to reduce frozen pipe problems.
RESOURCES:
Labor - Dwayne Bowman - master plumber, friend of Vince 770 458-3890
Faucet Express, sells own brand direct, Erie PA 800 555-3112, Tito has toilet mfg in Morrow GA
Dave down the street is a plumbing supply rep.
Plumbing Supplies & advice from the internet: plumbingnet, plumbingsupply, plumbingworld, plumbingmart, plumbingweb, plumbingproducts, plbg, plumbingstore, plumbingwarehouse - all listings are .com
Rain Gutters
Try to eliminate them with roof and landscape design - especially in front of the house.
Use a Japanese style chain downspout where feasible.
For open gutters use only round bottom style with bottom hangers. (for contemporary style and easy of sweeping out)
Have a diverting valve on a downspout to a landscape water supply tank if practical.
Put in a Zinc Oxide releasing metal strip under the top row of shingles to prevent algae & fungus build up
RESOURCES:
Roof
Frame for a large gable end attic fan vent.
Discuss the quality and type of roofing material to be used.
Discuss combining color and shapes of shingles for roof style. (use in horizontal bands)
Lighter colors reflect heat better, reducing heat, which adds life to roof materials
Use H clips on plywood sheathing.
Does the roofer install tar paper underlayment Is there a better underlayment?
Can shingles be purchased at a deal that have color pattern problem? (production mistake, or discontinued color or style)
Have metal drip edge flashing all around.
Put on oxide releasing strips at the ridge to reduce algae growth.
Discuss having an exposed rafter end style.
Look at knife edge soffet style (Life College athletic field building) - no gutters. - has an under soffit drip edge
I don’t like the look of step flashing on connecting vertical walls.
For spot location accent, use 6x6 pieces as rafter tails. See brochure for local machine to bandsaw profile design
make sure that 18” wide metal flashing is used in the valleys.
The valleys should have an open or California weave to prevent /reduce debris buildup, which holds moisture and rots the roof
RESOURCES:
Security
Have a fire, smoke , carbon dioxide alert system with ion and photo electric sensors
Recess units in the wall with decorative grills or cloth grills in front if they won’t interfere with function
Have outdoor motion detector lights.
iscuss types of systems with people who have them.
Build in extra door jam security into the framing.
98% of security alarms are false so police are only coming to homes with point of entry signal systems and only after
monitoring person has come to check on the situation.
Stairs and railings
Positioned and sized for easier moving of large furniture.
Have extra headroom - Min 6’ 10” at closest point.
Discuss alternatives to standard side stringers. (bottom support?)
Stair quality varies a great deal. Shop for builder and installer.
Discuss ways to dampen the noise of the stair and the vibration transference to the framing.
Discuss having sound dampening blocking added to the underside of the stairs
Discuss having a non standard decorative routed leading edge on the treads.(do before installation)
Discuss having a design routed into the risers before assembly.
Discuss having a rough lumber riser set back a 3/8” more than normal so that a decorative face material can be applied to it.
Putty and sand gaps between treads and stringers before painting.
Discuss the rise and run of the stairs. (longer feet need longer tread run)
Discuss stick built VS unit built stairs. Stair builders may have unsold units that may be available for a deal. Find out early,
so they could be worked into the design, if they are a significant savings.
Have a contemporary railing system or one made as an art piece. (may require extra wall blocking.)
Plan framing for ease of stair installation.
Discuss having a storage hatch built into a landing. (if the staircase has turn landing)
If using a wood railing, smooth the surface with a Japanese block or contour plane for an ultra smooth finish -
better than sanding.
For the stairwell wall, facing the steps, put in a faux balcony and window to imply a room behind it. Put shutters over the
Window and small lights behind them that go on when the stairwell lights are on too.
Put paperback book shelving between the studs in stairwell
Storage
Build narrow shelving units into some walls.
Have staging area next to front and garage doors to put things you don’t want to forget as you leave the house.
For custom 32mm shelving units: only put in support holes in a narrow area where shelves might be adjusted.
Built garden hose cabinets around faucets where possible.
RESOURCES: Use dunnage Panolam brand laminated panels.
Trim & moldings
Put them on with advanced adhesives. Nail thin wood strips to the wall or casement and “glue” trim to the strip.
Eliminates putty marks, nailing, filling, sanding. (I’ll supply and install all wall trim
Find production wood shop sources for scrap lengths of wood. Use Molder to reshape into trim and moldings.
Cut strips of wood from MDF dunnage sheets for molding material. Buy at salvage supplier or manufactures scrap
Use only air nail /brad guns on exposed trim. Make a gun nose guard from a garden hose to prevent gun from marking wood
Design floor trim with a horizontal groove the width of a round headed pin. Hide nail brads in the groove at stud locations.
Make finger joint rather than lap joints when possible.
Plan for joint location to be behind planned furniture. Put a furniture placement diagram, with dimensions in each room.
Cut horizontal grooves in the trim for color or metal leaf paints accents.
Cope the inside corners rather than miter cut.
Use only two part epoxy filler (Bondo) to fill holes and dings. It won’t shrink over time and sands perfectly smooth..
Connect trim end to end with biscuits or splines so as not to waste material cutting to studs. See FH booklet page 10.
Be sure to order windows and doors without their standard moldings installed. (Is there a savings?)
Order trim to be spray primed before delivery.
Can windows be ordered with custom edged drip moldings/stool cap or ordered without them – to be added later
Trim Sub Notes
A wood filler for pre-painted white trim is “White Seam Fill”
To lubricate screws for easier installation; dip into toilet wax ring.
Use an Exacto 42TPI hobby saw to make close tolerance finish cuts
A fast and easy jig for drawer and cabinet door knobs is from Align Rite Tool Co.
Use special self centering drill bit for making pilot holes in the middle of hinge holes.
Use a one application epoxy filler to cover cracks and recessed fasteners. Not wood putty. (This Old House -Nantucket)
Use marine grade adhesives to install trim where possible, to avoid fastener marks.
See FH booklet article on making a jig to make it easier to back cut cope ends of molding. Pages 6 & 7
See magazine adds for a rounded jig saw base plate for making coped corners
For trim that will be touched regularly, smooth the surface with a Japanese block or contour plane for an ultra smooth surface
RESOURCES:
Walls
Cut logs into naturally jagged edged boards for interior or exterior siding.
Spray on skim coat of “thinned mud” on entire surface when taping interior walls. Gives wall even texture and paint absorption.
When applying dry wall, dampen the tape before applying to base coat so that it doesn’t draw the moisture from the mud.
Helps prevent cracking.
Have supports and blocking added to walls that will support wall hung furniture and artwork in the future.
Give the illusion of thicker walls in creative ways.
Discuss the radius of plastic corner bead used.
There are differences in the quality if steel in steel studs. Poor quality ones have hard spots that make it hard to drive screws
Connect steel framing with a crimping tools for faster installation.
See article on proper flashing for exterior walls. Make sure they are done with proper pan brakes and shears.
Consider painted cement brick or stacked stone for interior walls.
See tight ship article on insulating walls.
Apply decorative panels over drywall with my Velcro stapled to the studs. (no need to finish sand the drywall under them unless there is a planned gap between the panels of painted drywall.) (Use my black woven fabric)
For exterior siding -do not prime or paint the back side. See article which recommends coating with water repellant only.
Use my thick plate glass shelves as interior wall to ceiling tops
For parts of exterior walls check out large fiberglass panels used on some truck trailers and cube vans
RESOURCES:
Windows
Look at pultruded fiberglass units.
Must have tilt out units for opening windows.
Order windows without top locks. Put in pin locks. ( for a smooth uninterrupted line.)
Put in only WHITE plexiglass sky lights for a diffused light. Check local manufacturers for odd sized and special orders left.
Pella sells a built in roll up window screen. Do others?
The glass seals on cheaper windows can fail in 5-10 years, allowing in condensation. Get 20 year or lifetime warranty glass.
Make sure the installer has a pan brake to properly form the flashings. They can’t be done properly by hand. Discuss profiles.
Get color coordinated, textured and PVC coated aluminum for flashing material.
Use notched edge of a mastic trowel to trim away dried expanded foam insulation.
Can windows be ordered with custom edged drip moldings/stool cap or ordered without them – to be added later
This is a reminder list for some of the things I want to think about in my dream house at the property I owned years ago.
Dave Savage 404 323-8686 [email protected] DaveSavage.com
Home features and design that effects property taxes
In the dreaming and planning process learn about the property tax consequences of what you have in mind.
Does building an open sided carport or patio designed to easily enclose with sliding doors effect the square footage your taxes are based on, in your area? What other easily improved features can lower the initial value assessment and taxes?
Check on what can be done to have the initial construction get a certificate of habitation, to move in and have the lowest property tax rate, and then I can make improvements to add value
Limited color palate for wall & furniture color. Use layered tones, patterns and textures
Kitchen flows into great room.
Have a studio in-law suite in the bottom floor.
U shaped kitchen that is very open to the living space.
Have a storage closet for entertaining folding tables and chairs in the living room area, perhaps under stairs.
At least 4 feet of counter space on both sides of the kitchen sink.
Minimum sized bedrooms. I don’t lounge there.
Master bath needs an 80” long tub and a shower stall with a seat.
Guests for large parties will park in the church parking lot and will walk through the woods along a woodland
garden path. Also for security, a walled and gated backyard garden courtyard would be important.
Have the door entries covered and a bench outside so that guests who have come with wet or dirty shoes have
a place to sit and remove their shoes and perhaps put on nice provided slippers
Use a wide variety of techniques to give the impression of thickness of the interior and exterior walls.
Check a room had to have a build in closet to be considered a bedroom for taxes
What is the property tax code definition of a closet?
Contractor / builder agreement issues and questions
Quality
What level of fit and finish do you insist on? What happens when your standards are not met at various levels;
From close to disaster? ( I.E. a slight scratch to a major crack – colors real close, a hairline gap to a major warp, etc)
What happens when the builder or subs don’t measure up to standards agreed on?
Should I expect sharp and correct saw blades and saw use to avoid chip free cuts? What are consequences?
Tour homes under construction with builder and subs and video camera to establish quality standards and remedies.
How does the general contractor communicate and monitor the quality of work of the subs?
Methods
Discuss optional materials & methods of basic systems (type of air ducts, foundation walls, piping, lumber etc.)
Who determines the small details and how are choices being made?
* Details fall through the cracks because architects don’t specify too many details of construction process or materials and
the builder relies on the architect to specify anything different that what is normally available & used in the local market.
What methods and procedures will be used to avoid lumber waste and damage?
I.E. all in-process lumber to be kept off the ground to avoid water and mud damage.
What kind of nails and screws are used? Coated? Stainless Spiral shanked? Square drive?
What advantage do I have in selecting subs who own specialty tools or equipment? Is renting just as good?
How open is the builder and subs to looking at and getting training on alternate materials and installation
methods? (see Fine Home Building Magazine articles)
What kind of foundation and water proofing system is being quoted?
Meet with subcontractors well before they get on the job to see their quality of work. and get opinions & ideas on methods
Check with the insurance company for ways to reduce premiums.
What kind of surface protection products and methods do subs use to protect materials?
What specialized equipment, tools or skills do the contractors own?
Is a whole house systems design being used so that each succeeding sub doesn’t have to work around the design decisions
of previous subs who had no foresight to see that they were creating problems for later subs? Compounding problems.
The bid
Have a rough footprint plan done early to get variance and drainage approvals before assumed approvals cause
a problem.
How is the time shopping for specialty contractors charged? (It is difficult to find a concrete contractor who has sandblasted plank forms)
How does my acquiring materials in advance change the bid price?
The quality, price and speed of work is often based on special skills (see Fine Home Building Mag. Tips list) Discuss.
What kind of systems do the builder & subs have to reduce material waste? How much waste is built into their price?
What price level of products are being specified on the quotes so I can request changes?
Is projected material mark up calculated into the bid even if I supply the material?
Cash discounts. Where are they a factor? Can they be gotten? Are they factored into the prices?
Check cost savings in having the lumber supplier precut and bundle as much as possible to eliminate/reduce waste.
What are the financial consequences to the truss supplier for additional costs when wrong sized items are made?
Sometimes the home design needs to be changed but minimal extra costs incurred to make due.
contract
Have rewards for meeting completion schedules and penalties for missing them.
What pay out schedules are expected?
lien releases from subs and suppliers?
Have quality expectations and corrections clearly outlined and explained with photos. (IE hidden screws in deck railing)
What level of quality of material needs to be specified?
Are separate accounts set up at supply companies to avoid mixing funds?
Is there a cash accountability system to show where money is going?
Meet with subcontractors well before they get on the job to see their quality of work.
What are building code restrictions and variance possible in Dekalb County.
responsiveness, punctuality, staying in touch
Ask referrals about response times to phone calls. What is the attitude about proactive & reactive communication?
What are reasonable reasons for not calling back? Do they leave full information messages, or just “call me”?
resources of the builder
Look at the financial health of the builder and subs to assure they are using our money just for our house and can afford to
redo work that is not up to agreed standards
Who pays when damage is done by subs?
How familiar is the general contractor with the Property tax code and rating system?
I want to minimize the initial tax assessment.
Randy Walker -mgr. of assessors dept. 371-2529
Differences of quantity of lumber needed in take-off estimates will affect the bid price. Who pays for additional lumber needed beyond the estimate/bid?
Discuss need to make sure my money is going to pay for labor and materials on my house. Lien wavers on draws
recycled materials
In new construction building codes, what restrictions are there for using recycled materials? What types of used products can’t be used? (3 gallon toilets)
Can these recycled materials be used: electrical plugs and switches, DWV pipe, hose bibbs, steel beams?
QUESTIONS, ISSUES, IDEAS, SUGGESTIONS
Attic
Have a pull down stair access in the office if it can be done attractively.
Deck the area around the pull down stairs - allow enough room to blow in deep insulation
Use scrap wood to make “catwalks” for inspection and servicing utilities -
Build them above the height of the rafters for the blown-in insulation, to be put in later.
Mark wall locations with markers that will stick above the insulation - I may want to run wires down the walls later.
Drill access holes and cork them.
Run a string of small lights down the length of the attic.
On the pull down stairs use closed cell neoprene gaskets and positive seal latches to prevent leaks.
AV Systems
Use mini cube speaker system with theater surround sound. Plan to hide speakers in or behind artwork. Plan locations and
wiring runs in advance.
Crawl space
use 6 mill plastic over the racked out and leveled dirt to keep moisture migration into the house.
10/04 The most current tests indicate that no vents are needed or recommended for crawl spaces because they draw in warm/moist air that condenses on the cooler wood and ground causing condensation and providing an extra source of moisture. See article.
During framing mark the bottom of walls and places to drill into the walls for future access to wiring
To insulate the underside of the basement floor, staple (with air staple gun), foam sheet panels between the trusses - cut an inch narrower. Fill gap with expanded foam. The foam can’t be press fit because it doesn’t compress.
Build material storage racks and access doors around the perimeter, where possible. Use scrap lumber.
RESOURCES: Wright Plastics for plastic film, GA Insulation for styrene sheets.
Bath - master
Have outlet in cabinet for hair dryer and other plug in items.
Have extra foam and/or fiberglass insulation put under and behind a fiberglass shower or tub unit for temperature
and sound insulation. Needs to be done at framing stage.
Use temperature control shower valve that allows a small flow of hot water
have pressure regulator valve
Have doorways to the bath be wheelchair accessible. 36”
Have shower stems about 6’ 6” high or use new adjustable/hinged extender heads
Have blocking put behind the shower for grab bars positioned to aid in sitting and standing in shower.
Have lighting on dimmer switch
Have proper side lighting for putting on makeup. (have various colors of light)
Have place to mount swing out magnifying mirror.
Have remote exhaust fan with closing register to reduce noise and AC escape when not in use.
Where is makeup air going to come from when exhaust fan is on. Allow for enough flow.
Seal all tile grout Add latex additive to keep grout flexible and avoid cracking.
Look at plastic coated towel rods, rather than chrome.
Space the towel bar away from the wall more than usual for drying/air flow and the ease of putting on thick towels.
Have extra long towel rods so towels won’t have to be folded to fit. - measure towels before determining length of rods.
Have AC outflow register under shower towel bar to help in drying thick towels..
Have a small ceiling fan in the middle of the room. Susan likes to cool off after a steamy shower.
Have a place for the bath scale.
Have under mount sinks in counter tops.
Have counter top taller than normal.
Have extra wall blocking added to the wall behind the counter tops
Build a storage unit into the wall next to the toilet for phone, magazines, newspaper, pen, note pad, extra rolls/fem. hygiene
Build an 80” (bottom) long tub
Build large his and hers “medicine cabinet” storage
Have reading lighting in toilet stall along with high window for ambient lighting.
Have power ventilation in toilet space.
In the shower stall put in swing out towel rods for faster drying of wet items. ( better air flow))
Use scrap broken glass as a mosaic for the walls, use pearl tone auto paints on the back of the glass. Check with the paint mfg. to make sure the adhesive won’t react with the paint over time. Polish/round the top edge of the glass.
Professional Sales (rep. Firm) bathe tubs and fixtures, Oakcliff Ind, Doraville Jim McGuire 770 451-0777
Bath master Aqualounger Classic bath tub – 84” x 36” x 18 deep #BC8436 888 707-2284 Mfg. in Boise ID
trade dealer set up for product credit
Check on beauty salon plumbing fixtures for wall mounted styles of faucets
Master Bedroom
Be able to block out all morning sunlight with sliding panels to cover the windows completely.
Have a remote control fan above the bed.
Have light controls in the headboard and wall switches
Have trash containers on both sides of the bed
Have his & hers & household hamper baskets in the closet.
Discuss raising the bed area on a storage filled platform for comforters, blankets and extra pillows
Plan for a cross breeze, screened sleeping room - great on rainy days and nights for naps and sleeping
Cabinets
Put cabinets on legged or faux legged bases rather than kick plates or straight to the floor.
It gives them a furniture appearance.
Get Cabinets only with white interiors, not fake/printed wood.
Have custom cabinets built with RTA connectors for lower cost through self assembly.
Use under mount drawer slides
When installing the cabinets; put grommets behind the square drive mounting screws. Put decorative covers over the screws.
Make decorative door/drawer knobs with ferrule bases and collectable items fastened to them.
Make cabinet doors from painted ¼” hardboard and glass door hinges and hardware.
Use white wire shelving instead of wood.
Have only white interiors – no fake wood
Use a profile router bit to give an artistic shape the front edge of wooden shelves
RESOURCES: Blum Hardware
use scrap ¼ inch plywood to make back panels in the book and display cases that can be painted or covered in a variety of materials to accent them and make the items stand out in contrast
Carpet
Have it installed with power stretchers: not just knee kickers.
Discuss where seams should/can go with the installer. Carpet has a grain direction.
Discuss Homasote sound deadening underlayment and other sound deadening options
RESOURCES: Check on used commercial carpet from dealers who do renovations.
closets
Have only full width opening doorways. Not hidden pockets on the sides.
Discuss style of opening all the way to the ceiling. Requires extra tall doors. patio sliding screen doors and hardware
Have a 24” deep top shelf for container storage.
Have components built with RTA connectors for lower cost through self assembly.
Build the closets myself after framing and dry wall with steel studs or RTA connected panels. Consider alternatives to drywall.
It would make it easier to do the bedroom drywall by to not having the closets in way
Make sliding doors from wooden screen door frames covered with fabric inserts. Would provide good ventilation.
Put handles on both sides of each sliding door panel.
Consider making doors with hardboard panels and hardware for glass cabinet doors or piano hinges.
Consider making closet doors with shower doors or vertical blinds
Have vertical shoe storage unit.
in utility closet have an electrical receptacle to plug in rechargables
Concrete
Different uses require different PSI rated material. Check what is being specified. Is it being over engineered at extra cost.
Finish work is a personal work of esthetics and details. Be specific as to which workman will be doing it and style used.
Put vapor barrier under garage slab so moisture won’t migrate under vinyl flooring. It also allows concrete to be painted.
If an exposed aggregate surface is called for - personally go and select the color, shape and size mix of stone to go into the cement mix. The concrete is traditionally smoothed and then power washed to show the stone.
Texture the surface with forms made with sandblasted boards attached together into panels. (difficult to find contractor who has them-
Decks & Patios
Storage for deck furniture and BBQ
Screw deck boards from the bottom - not the top. Use Deckmaster strips or similar undermount fastening system
Use pocket holes to attach railing to newels.
Use square drive, stainless steel screws for any application where the screws will be exposed.
All others stain the wood over time. Also countersink and cover deck screws with wood plugs.
Buy deck boards several months before assembly to dry out - then coat all sides with MFG brand repellent before assembling
the deck.
Bevel or corner round the perimeter edges of the deck
Have the bottom bar of deck railing high enough for a push broom head to go under it when sweeping.
Put in an extra natural gas line for an overhead heater, that I’ll eventually salvage.
Use free phone poles for structural supports.
Plan framing for deck boards to have creative design. Radius exposed boards with a router.
Use strings of mini white lights on a trellis frame for a faux roof. install elec receptacle in high and hidden area
Have a fan over eating area to keep away bugs.
Add blocking to exterior walls that are next to decks and patios to mount heavy metal artwork.
Design the size and position of the deck to accommodate an enclosed pavilion /party tent, so that the support poles
are not positioned where the sliding glass doors of the house are located.
At most, once a year, would we have a party with perfect weather and no bugs that we would leave a patio door open all
during the party.
A pair of glass panel doors and a picture window, 3 feet off the floor are cheaper than a good sliding glass door and do
virtually the same thing. A 7 foot wide, good quality sliding glass door is $1,500 plus installation
Doors
Order doorframes with insulation strips on the door stop bars for quieter closing and noise insulation. The doorstop bar needs to be shifted back for this. See article for using insulation strips than install in kerf cuts put in the jams before assembly
(For painted wood frames the insulation strips should be removable for replacement and ease of painting
Make exterior door thresholds flush with the flooring if possible.
Order door frames without exterior brick molding so I can add my own.
Add thin steel shim between king stud and framing stud and longer screws into exterior door frames for extra security.
Caulk or attach insulation to door framing before installing door frame. Caulk bottom of the threshold to the floor. Use proper
flashing.
Frost the glass of inserts with an etching paste that can be rolled/brushed on and is water soluble. (wear gloves)
put on tape or stickers first as a design stencil.
See article on having a wider door trimmer stud for better hinge strength (FH booklet page 14)
See article on positioning jam latch and deadbolt mortises. (FH booklet page 13)
Key my own deadbolts Match all locks to one of them.
Make sure the installer has a pan brake to properly form the flashings. They can’t be done properly by hand. Discuss profiles.
When refitting or resizing used doors or installing new ones to put a slight bevel on the leading edge of the door to
compensate for the arch of the door. It allows for a smaller gap between the door and the jam when the door is closed.
The deals on doors are usually for ones that are not mounted. Discuss best/cheapest way to build frames in advance.
Driveway
Look at system that uses a crushed recycled asphalt or concrete bed with sprayed sealer /colored gravel top that is roll solid.
What method & angle/crown of driveway will be used for best drainage?
Can a sealer be better applied when the concrete is wet?
Check with MFG Sealant Co. Mike 404 355-8668 recommended on Bob & Rob show
Consider using asphalt with beveled flagstone edging.
Use only “shot & chip” or cold mix asphalt. Hot mix, like that used on roads, requires regular compaction to keep it solid.
Also hot mix requires large and heavy installation compaction that driveway installers don’t have or use.
Is the finish of the concrete affected by the length of time in the mixing truck? Instant Concrete Co. mixes on site.
Put in flagstone apron and mixed bands of stone as design elements.
Run wiring conduit, irrigation piping & water supply pipe under the driveway before installation.
Install a slot drain where needed. (look at pool supply dealers)
Use just crusher run initially to save money if the house cost is out of control.
Put underlayment fabric on the ground first to reduce ruts
Use crushed (recycled)concrete as a base. $6 a ton. Coat with tar and apply decorative stone top that is rolled flat.
Be sure to seal stones and pavers against oil drips.
RESOURCES: I have flagstone and paver stones for aprons.
Drywall
Look at new sound absorbing sheets to go under drywall and as a floor noise absorber. Made of 100% recycled newsprint,
sold at HD for $18 a sheet Homasote Homasote also has a textured wall board called DesignWall, available in colors
Discuss paper VS mesh tape
Discuss using 54” wide boards, horizontally mounted for 9 ft high walls
Spray skim coat on new drywall for even paint absorbency.
Electrical
Position outlets for our furniture and corner up lights.
Outlets or in-wall wiring needed for future art lighting.
Have outlets positioned horizontally just above floor molding. Look into extra narrow boxes and covers.
Discuss lowering light switches to 40”
Add circuit and wiring for future rear yard landscape lighting.
Add circuit and wiring for future front yard landscape lighting. (need place for noisy low voltage transformers)
Add circuit and wiring for future landscape shed.
Have a whole house GFCI breaker instead of wall units if it is less expensive.
Siemens has an electrical panel with a whole house surge protector built in
Use recessed outlets in areas where there is an AC adapter that would interfere with furniture. Make sure adapters will fit.
(behind living room couch for phone and laptop adapters)(art lighting)
Add outlet wiring in the attic for vent fans and lighting.
Plan for location of outside electrical meter to coordinate with landscaping and accessibility for meter reader.
have wiring for under cabinet lights in the kitchen
Have outlets for lights and fan in deck-patio “ceiling” portico strings of light are much more attractive than flood lights outside
Run wire from power pole to the house underground.
Wire room fans for remote controls.
Have outlet in laundry area for ironing.
Have floor mounted outlet in the living room for up lights in the corners.
Insulate around exterior wall boxes.
Discuss the color and style of outlets, switches and covers.
Be sure the circuit breakers are well labeled and grouped.
Have a 20 amp outlet in the garage and work shop for power tools
Have lighting in front Portico ceiling, not on the wall next to the front door.
Make allowances in electrical and other box position for an added sound deadening sheet behind the drywall in certain areas.
I’ll make custom receptacle covers.
I have a box of high wattage dimmers
Harbor freight sells a retractable power cord that is cheaper than installing an outlet outside, near the garage doors for car cleaning.
It would be installed in the garage
Electronics - Phones, door bells, audio, TV
Make artistic door bell button covers.
Recess door bell ringers into the wall. (ringers needed on each floor)
Wire for multiple phone lines upstairs and downstairs - Wire for data modem lines upstairs and downstairs
Wire for satellite TV, put the dish under a smoked plexiglass skylight on the roof - check in advance what direction to point it.
Wire for surround sound TV in the living room. The newest surround sound systems mount the bass module under the floor
and have a hvac type register in the floor. Check to see how it is installed and replaces with hard surface flooring.
Run (1/8” jack) headphone connection from sofa area to the TV & stereo.
Have each tv speaker with its own volume adjustment so the center of the sound can be anywhere in the room
RESOURCES: I have phone jacks, phone wire, door bell wire, some coax cable,
I have commercial ringer/chime from WSB
Entry hall
install a recessed area in flooring for foot wiping rug next to the front door.
Have a front porch canopy large enough so that the door mat will remain dry with a mild wind blown rain.
Install wide angle spy glass in front door.
For the transition from the entry to the living room, duplicate the position and profile of the floor with a drywall affect on the ceiling.
If an entry closet is needed for other things too, put in a upper and lower hanging rod for guest coats.
Otherwise, leave out the closet and just have a sculptural coat stand for those few times a year when one is needed.
Exterior
build hose reel boxes and hose faucets into the walls if possible.
Install bird feeders next to opening windows for maintenance
build a trash can garage
Have a rain collection sys. if possible.
Discuss quality of stone and brick pointing - It can vary greatly.
House movers have inexpensive bricks. Research best kind of coatings and proper application
When stacking the bricks, do not have a flat plane surface - create a random relief pattern and or a planned relief design
Discuss brushing or spaying thin coat of “plaster” to soften the edges of the brick.
Look at using crushed brick dust with a clear binder as a stucco alternative.
Be aware of wind circulation so that blowing leaves and debris don’t end up on the porches and patios
Floors
Reduce floor squeaks by caulking joists, not having cross braces touch, isolating pipes and ducts.
Don’t use OSB underlayment for floors to be tiled. Moisture can cause swelling
Use square drive screws to install underlayment.
Discuss use of expansion gaps when laying underlayment to prevent floor squeaks and buckling.
For tiled floors, an article recommended “C-Cure” brand epoxy grout that resists mildew and staining.
Where rooms have tile, consider modifying room dimensions to have full tiles in both directions (no tile cutting)
Is there a cost savings. in tile setting when there is no cutting? Most standard rates per square foot include tile trim on 1 wall
Discuss ComfortBase by Homasote
For inlayed sheet goods see who has a specialized cutter to make the multiple layer cuts very accurately.
Look at new Bomanite Corp. “Micro Top thin topping with stained concrete look. Offers many colors.- spread over wood sub floor or
most any other substrate. Horizontal or vertical – interior or exterior. 6000 psi
RESOURCES: I’ll get baseboard trim
Contemporary commercial carpeting remnants Re:Source Georgia Dekalb Technology parkway Caroline Fonville
They may also have access to slightly used commercial carpeting they are replacing.
Foundation
Look at split face concrete block or concrete BRICKS for exposed walls
Use crushed concrete to make a thicker heat sink slab
Have the main floor elevation be 18-24” above the Flair Knoll street elevation for landscaping & drainage.
Install sill plate termite deflectors.
Use insulation between foundation wall and sill plate.
Apply borate powder on the sill plates for termite control.
Discuss cost advantages of using shorter pieces of lumber for the sill plate. Cut from salvaged deck lumber.
Backfill the foundation wall with crushed (recycled) concrete rather than expensive dirt. $4.50 a ton Tarmac America 404 799-7174
Framing
Put blocking in the ceiling of the living room for a hanging hammock chair
Frame the garage and non load bearing walls on 24” centers to save material.
Put in house band supports/blocking for future deck hangers.
Have rafter tails cut in decorative shape
Use scrap lumber for Attic decking and “cat walks”, door and window headers
Insulate/caulk door and window framing before the units are installed. Trim/saw dried expanding foam with mastic trowel.
Open web trusses allow air ducts to be run through them. Otherwise a drop ceiling is required in the basement.
Is the floor system of the modular unit designed so that basement HVAC ducks will run with- in them?
Use scrap 2x4, 2x6, 2x8 lumber for floor stiffeners. – see article on strongbacks – 2x lumber run perpendicular through open
trusses and nailed to each one. Best run mid span. see article for placement.
Building codes and engineering tables for truss sizing allow floor deflection that allows floor vibration that can rattle
glassware on hard surface floors.
Studs in non load bearing walls can be on 24” centers (fewer studs” - can use light gage steel)
Be sure to install wire chase grommets in the walls to run wiring between floors.
To give part of the house a floating affect cantilever a wall a few inches above the ground.
Be sure to use spacer clips on roof sheathing.to avoid buckling due to moisture expansion.
Frame the living room with a short cantilevered rear deck. (It will become first step to future deck)
Put in pull down attic stairway in the office. Plan for more attractive trim . Discuss the type of stair to be used.
Most units come with a 3/8 inch plywood cover. Discuss insulating methods
Discuss the type and amount of ventilation under the eaves.
Make sure there is enough rigidity so the wall doesn’t shake when the door is slammed shut
Build in electrical box supports for ceiling fans.
Add wall blocking to the side of windows and ceiling to fasten window treatments as required.
Install storage into walls whenever practical by function and design.
Make allowances in framing for 5/8” sound deaden sheets to go behind drywall in certain areas.
Make sure doors and windows are placed far enough from walls and corners to allow for wider trim and esthetic spacing.
What are the savings and design/construction issues in using 2X6 lumber on 24” centers rather than 2X4’s on 16” centers?
Midwest experimental subdivision showed a material cost savings, but they were not specific. Is it Dekalb code?
Build extra strength into exterior door framing for security and locks
See article on using tank dispensed polyurethane foam adhesive instead of mastic to glue down subfloors before screwing them down too.
If using ICF foundation system, or concrete pre-cast panels, plan for proper seals around pipe going from inside to below ground out side.
See Fine Homebuilding mag. booklet on framing doorways for better hinge strength. Page 14.
Furniture- custom and cabinets
For painted items, look at using MDO plywood (top layer is medium density fiberboard)
Garage
Have Double door or sliding glass doors from the living room or covered patio to the garage to expand entertaining options.
This makes the garage a party room for the house
Frame the ceiling for 4 foot wide perimeter storage and vaulted Center for access to the perimeter. Use pallet rack cross beams and
supports bolted to ceiling beams
Do not insulate or drywall the walls or ceiling. (I’ll do it later to save money)
Spray paint framing of interior walls if they will be finished later.
Have sliding door storage closets for yard tools and bikes.
Have long towel bars for drying towels. (car washing)
Plan for a more decorative way to install overhead door hardware. ( avoid the slotted angle iron motor supports)
Give the floor a slight grade to the driveway to make it easier to wash it out if necessary.
Don’t put the garage door in the bid request - contract it myself later.
Spray prime and paint overhead door before assembly and installation.
Look at Overhead Door Co. Ultraglide quiet door system.
Have a regular doorway next to the overhead door.
Mount the overhead door motor with vibration dampening bushings.
Have a utility sink mounted in a storage cabinet. ( I own faucet}
Build a seat into the cabinet for changing clothes (mud room)
Have a cabinet /closet for car maintenance supplies.
Have a locking closet for yard tools/equipment and bikes.
Have a ventilated closet for dirty yard work shoes and clothes.
Cover the floor with the industrial vinyl I got from Olympics pavilion.
Locate a track light so that it can be aimed into the engine compartment of the cars for repairs and inspection.
Build in a trash can storage closet that is ventilated to the outside and has doors on the inside and outside of the garage.
Have the closet large enough for 3 45gallon containers. Have it be airtight, so it doesn’t stink up the inside of the garage.
Greenhouse (under the garage)
Put in HD, wall mount faucet and utility sink in storage cabinet.(extra wall support needed for the faucet I have)
Put in gravel & brick paver flooring for drainage and to plant in ground indoors. (need to adjust basement floor design)
Put in a used overhead door (Get a glass panel unit from a service station) Install wiring for motor
Use a hot water loop from the water heater (with shut off valve) for seedling start heater
RESOURCES: I have light fixtures, brick for flooring, Overhead door motor unit,
Hall (top floor)
Have corner vacuum equip. storage cabinet with artwork nook above
HVAC
Have a whole house fan that has a sliding hatch cover.
For the whole house fan consider using an attic mounted squirrel cage blower connected to the hall and exterior by flex duct
Have a positive pressure system to keep out dust when doors and windows are opened.
All vents to be located away from furniture and plants
Be sure to loop the bath vent ducting to reduce natural convection air flow.
Discuss natural and power ventilation for the attic (ridge vent & big squirrel cage blower with a slashed flex duct along the
inner ridge. .
Locate equipment for ease of servicing and replacement. How much space is needed?
Have quick connect couplings for gas and water lines.
Look at units to utilize hot water heater vent stack heat.
Have blower units with multi-speed motors.
Have zone control registers.
Use long slot commercial registers where possible. Affordable only if salvaged. Can they be made with scrap lumber?
Have a whole house humidifier (discuss the type to be used)
Utilize condensation water for landscaping – need hose fitting on the end of the tube
Have multistage filter system. (discuss dust control) best dust pickup would be near the floor for air returns
Honeywell Perfect Climate Comfort Control thermostats are combo Temp. Humidity, ventilation, air cleaner flow monitor.
Discuss best locations for thermostats - esthetics and accurate temperature readings to be taken into account
Discuss ways to restrict airflow between floors (Through stairwell)
Discuss air duct type (sheet metal, flex, rigid fiberglass) Flex and fiberglass are not cleanable like sheet metal
Create artistic return air register covers. B&S Sheet Metal has a CNC Plasma cutter for production runs of fancy designs.
Discuss making a design that enables you to add a piece of media filter material. May take higher capacity blower.
Paint the inside of vent boots before installation. (room color or black?)
Make sure to compare SEER rating when price shopping for units.
Buy Generic brand for savings – ask about scratch and dent or refurbished model savings too
Small, relatively new salvaged commercial units can be purchased for 10-25% of new. They are 220 volt. Is it worth it?
Ask about sealed combustion furnaces.
Design clean out traps into the duct system.
Discuss using outside air for water heater and furnace combustion.
Find out how much room is needed in the mechanical room for framing.
Put a drain in mechanical room floor to drain hotwater hearter for maintenance
Discuss air flow noise and metal ducting vibration humming. What will be done to prevent it?
If there is an outside compressor unit what will be done to reduce noise level? Keep away from bedroom windows.
Have outlet register in the garage near the floor to connect a flex duct to warm engines & car interior on very cold nights.
Have manual shut of. “valve”. Also can be used if the garage opens to the living room for expanded entertaining space.
If a tent or enclosure will be used on the deck for all weather entertaining, Have a HVAC register out side for the area.
All ducting needs to be planned into the framing design so the basement ceiling and walls are not chopped up with ducting
going around framing and other systems. or (Perhaps just allow extra basement height and assume drop ceiling)
Insect control
Saturate wood in the ground with Borate
Sprinkle Borate on exterior wall sill plates during framing
Put a termite shield between foundation wall and sill plate
Keep wood and foam sheathing 10” away from soil.
Insulation - temperature and noise
Discuss the many material options and technologies.
Kitchen
Discuss using commercial designer vinyl flooring on the countertops. Perhaps to match the floor.
Have an easy access place for a 20-30 gallon trash can.
Add extra Insulation under the sink and around the dish washer for noise control.
Provide extra space and wiring for future halogen/”flash cook” oven. Popular in restaurants - coming to the home market
Have disposal unit under the right hand sink
Have a place for compost items
Have a portable 25-40K BTU burner unit that attaches with quick disconnect coupling mounted to wall Rest supply
For counter top back splash, have just a shoe molding, not traditional 4-6” height..
Mount counter tops to the wall, not the cabinets under it / see article.
Look at 24” square tiles for countertop. It minimizes grout lines and looks contemporary.
Call Lee for deals on appliances and cabinets from showroom remodeling and wholesaler closeouts.
For Kitchen Faucet, look at Reliant by American Standard. #4205104022
Or look at a restaurant type faucet with spout and dish rinsing long, flex sprayer. – wall or deck mount – check hole spacing
Look in commercial/restaurant fixture catalogs – about $250 new - can be assembled from components
Have side by side under mount deep sinks. For large pots and pans. Americast by American Standard Use my red sink for short term
Make sure the sink disposal is not a batch feed type that requires you to put in a locking lid to run the unit.
Have task lighting
Have oven doors with windows
Have additional half shelves made to maximize storage.
See additional notes under Cabinets & Plumbing
Use only white for interiors of standard cabinets; no fake wood look.
Have the peninsula between the kitchen and living room be on wheels to become a buffet table.
Have part of the cabinetry under the countertop be a work island on wheels.(use locking casters)
Have custom cabinets built with RTA connectors for lower cost through self assembly.
Alternative to traditional cabinetry:
buy an RTA drawer unit where appropriate to the design.
RESOURCES: Look at counter material from Prime Resin, see article. Mfg in Wisc. 414 279-5720 ask local dealers & cost
Landscaping
Fill dirt needs to be brought in to change the slope of the Flair Knoll side of the lot so that the water will drain away from the
house & towards the street and help create a good setting for the front yard landscaping.
Terrace the dirt on a slope next to the foundation so ladders can be stood against the house..
Check out Urban Accessories. I saw the name on artistic drain grate at Woodruff Park Atlanta.
Look at pool deck supply catalog for metal and plastic drain gates of all sizes.
Be sure to fence off drip line fences around trees to be saved.
Use automotive lights to make 12 volt lighting fixtures
Free treated phone pole pieces are available from Ga Power and So. Bell service yards.
Plan the shape and location of the path from the driveway to the front door. A straight line is probably not good.
Norcross Lumber and other yards have dunnage piles for cheap materials.
When grading the driveway from the church to the house, be sure the path is raised and has a slight crown for good drainage.
Laundry Area
Run Gas and electric for the dryer - Future dryer should be gas.
Put the dryer on a 12” high storage platform to make it easier to load and unload.
Have hot iron & ironing board storage
Have easy to reach outlet for the iron.
Have a recoil drying line and drying net for flat dry items
Have a large plastic utility sink with hose sprayer faucet
Have swing out drying rods over the sink to dry wet towels
Have large dirty clothes bins, His Hers, household, very dirty stuff, and empty one from the bedroom
Have a hanger rod and pull out stem at eye lever for buttoning items on a hanger
Plumb for washing machine overflow drain pan. (I have the pan)
In broom/mop storage closet have ventilation grills in the top and bottom doors and partitions.
Put sound absorbing panels on the wall around the washer and dryer.
Mount washer and dryer on rubber feet
Have a lint trash can next to the dryer.
Have lighting above the washing machine to help see inside.
Have a large clothes folding table
build in a rack for empty hangers.
Use vertical blinds to hide the area when not in use. Have ceiling blocking added to the ceiling during framing.
Position the faucet box so it is between the washer and dryer and not higher than the units.
Add secondary plumbing and gas lines into the walls of the kitchen pantry for future one level living.
Lighting
Check preferred lumen and Kelvin levels with a lighting designer.
If using ceiling cans, use mirror finished reflectors for more efficiency.
use Small diamter recessed can units - small ones have more style.
Compare cost of lighting sofets made with drywall or other materials.
Halogen bulbs and fixtures are expensive to buy and maintain with high heat output..
Discuss the many kinds of low voltage systems with a central transformer (needs to be isolated because of a loud hum)
For art lighting, use several small bulbs from different angles, rather then a larger single bulb.
For track lighting get strip with double or triple electrical lines for mood lighting configurations
Design for new florescent socket bulbs in recessed lighting and elsewhere.
Have most lighting on dimmers.
Plan for an area with good video and photo lighting with a plain wall back drop. (back drop can be on movable screens)
If using track lighting, make sure the track is an “open architecture” type that allows use with many brands of fixtures.
Light the deck and landscape to eliminate the sliding glass door black mirror effect. install elec outlets for outdoor lights
Nordic Aluminum - dealer in Atlanta is Kalek, Inc. 2310 Peachford Rd Atlanta 770 454-9415
RESOURCES I have 4 art lighting track fixtures from WSB – with focusing lens
Living Room
Plan for storage of a lap blanket and pillows for laying on the couch.
Have hidden and easy to reach place for lap top power and modem connections when on the couch.
Have a built-out wall closet for entertaining tables and chairs
Misc.
I have ceiling mount speaker from WSB run wiring
Office
Have all computer gear connected to a battery backup unit
Mount the paper shredder into the counter tops
Make the counter tops from Panolam damaged panels
Cantilever countertops to the wall with ¾” galvanized pipe and pipe flanges.
Add blocking to the wall during framing. Secure with U clamps. (space counter top 2” away from the wall for wiring drops)
Space counter tops 2” from the wall for cables and wiring. Put a trough with holes in the gap to hold the wires out of sight.
(option - see binder for mounting rail - sold by Dough Mocket & co. in CA)
CPUs to be on the counter, next to the monitor for ease of reconfiguring and surgery.
Have a long power strip ( on the wall) just under the counter tops. space the outlets for at least 8 a/c adapters & 12 plugs
Have separate power connection for the phones so that a storm shut down of the computers doesn’t disconnect the phones.
Don’t locate the HVAC registers under the counters(near CPU’s) or behind book cases
Have a ceiling fan.
Desk mounted task lights are less expensive than ceiling mounted can lights.
Install a push button car radio / tape player
Plan for a counter top electrical switch to turn off fax/phone when it has a problem.
Be artistic with the counter support legs.
Design a bird feeder (Seed and hummingbird) into the exterior design (just outside the office and living room window.)
Have wiring chase for future telephone and communication lines coming to the house and up to the office
Put in commercial carpeting. Good quality is available used from companies that do office renovations. (easier to roll chairs)
have cable located for a 13” TV
Have a place for a large wall calendar
RESOURCES:
Painting
Get pre primed woodwork, windows and doors.
Doors and windows with non removable insulation strips are difficult to hand paint because the insulation must be masked.
Use multiple layers of colored glazes for painting affects. 5 parts glaze to 1 part latex paint
Paint wall trim with only a slight shade difference to the walls. Make the artwork the accent color - like art gallaries
There was a magazine article on putting on a wall sealer on the drywall before any painting. Discuss & research
Discuss adding mildedw killer to exterior paint and coatings.
Discuss the grade of paint being specified in any contracts.
Wood with dented, chipped, frayed, or poorly puttied surface will not be painted before being properly sanded and prepared.
For special affect on small walls; coat panels mixed with paint and natural materials, like rose parade floats.
Are there breathable masonry stains that won’t peal like paints when old.?
Discuss ceiling color for specific rooms. Minimize color contrast from walls to the ceiling.
Discuss proper primer preparation; especially for masonry and bathrooms.
For gloss surfaces, use new high density foam rollers.
When choosing colors at the store, buy colors 2 shades lighter than color chip desired. Shadows and low lighting will darken.
You can paint walls that get direct sunlight a little darker than ones in the shadows.
For special texture treatments, try mixing 1/3 paint, 1/3 paint conditioner, 1/3 water - experiment with a variety of textured
materials in a variety of patterns
Paint conditioner extends the drying time of paint for painting techniques.
For exterior siding -do not prime or paint the back side. See article which recommends coating with water repellant only.
Discuss amount of dirt bits from rollers that are acceptable. (good reason to spray paint. Louvered items must be spray
painted
Spray on paint, rather than brush or roll as much as possible, except for special texture finishes agreed in advance
I notice the the difference, especially on trim, doors and windows.
RESOURCES:
Plumbing
Use flex lines to all sinks
Have cast iron drain stacks that are well insulated in the walls to reduce water churning noise. especially with toilet flush.
To further reduce the noise, minimize elaborate Y combinations at the bottom of the stack and insulate any vent stack
nearby that would applify any churning noise caused by the Y joints the vent connects to.
Try to have the drain/vent stack walls be at least 2” wider than normal to put 1” extruded foam sheets in as a sound buffer.
IS there a savings for plastic supply pipes rather than copper?
Use HD wall mount faucet for garage utility sink (I have the faucet- requires extra wall blocking
Locate exterior faucets for ease of access, considering landscaping.
Look at commercial, recessed faucet boxes with covers.
Have a large capacity /lever action faucet located next to the garage door for car washing.
Article suggests installing sink drain traps with 100% clear silicone rather that plumbers putty.
Put in the least expensive, long bowl, toilets, upgrade later.
Provide stub connections for far away landscape watering
Have a landscape watering manifold system for drip lines.
I’ll supply all of the faucets and plumbing fixtures.
Have lever action, whole house, water and gas shut off valves, with easy access.
Discuss having ¾” or 1” water distribution manifold to eliminate cold showers when the dishwasher or other water outlets are
used at the same time.
Reduce or well insulate water pipes in exterior walls to reduce frozen pipe problems.
RESOURCES:
Labor - Dwayne Bowman - master plumber, friend of Vince 770 458-3890
Faucet Express, sells own brand direct, Erie PA 800 555-3112, Tito has toilet mfg in Morrow GA
Dave down the street is a plumbing supply rep.
Plumbing Supplies & advice from the internet: plumbingnet, plumbingsupply, plumbingworld, plumbingmart, plumbingweb, plumbingproducts, plbg, plumbingstore, plumbingwarehouse - all listings are .com
Rain Gutters
Try to eliminate them with roof and landscape design - especially in front of the house.
Use a Japanese style chain downspout where feasible.
For open gutters use only round bottom style with bottom hangers. (for contemporary style and easy of sweeping out)
Have a diverting valve on a downspout to a landscape water supply tank if practical.
Put in a Zinc Oxide releasing metal strip under the top row of shingles to prevent algae & fungus build up
RESOURCES:
Roof
Frame for a large gable end attic fan vent.
Discuss the quality and type of roofing material to be used.
Discuss combining color and shapes of shingles for roof style. (use in horizontal bands)
Lighter colors reflect heat better, reducing heat, which adds life to roof materials
Use H clips on plywood sheathing.
Does the roofer install tar paper underlayment Is there a better underlayment?
Can shingles be purchased at a deal that have color pattern problem? (production mistake, or discontinued color or style)
Have metal drip edge flashing all around.
Put on oxide releasing strips at the ridge to reduce algae growth.
Discuss having an exposed rafter end style.
Look at knife edge soffet style (Life College athletic field building) - no gutters. - has an under soffit drip edge
I don’t like the look of step flashing on connecting vertical walls.
For spot location accent, use 6x6 pieces as rafter tails. See brochure for local machine to bandsaw profile design
make sure that 18” wide metal flashing is used in the valleys.
The valleys should have an open or California weave to prevent /reduce debris buildup, which holds moisture and rots the roof
RESOURCES:
Security
Have a fire, smoke , carbon dioxide alert system with ion and photo electric sensors
Recess units in the wall with decorative grills or cloth grills in front if they won’t interfere with function
Have outdoor motion detector lights.
iscuss types of systems with people who have them.
Build in extra door jam security into the framing.
98% of security alarms are false so police are only coming to homes with point of entry signal systems and only after
monitoring person has come to check on the situation.
Stairs and railings
Positioned and sized for easier moving of large furniture.
Have extra headroom - Min 6’ 10” at closest point.
Discuss alternatives to standard side stringers. (bottom support?)
Stair quality varies a great deal. Shop for builder and installer.
Discuss ways to dampen the noise of the stair and the vibration transference to the framing.
Discuss having sound dampening blocking added to the underside of the stairs
Discuss having a non standard decorative routed leading edge on the treads.(do before installation)
Discuss having a design routed into the risers before assembly.
Discuss having a rough lumber riser set back a 3/8” more than normal so that a decorative face material can be applied to it.
Putty and sand gaps between treads and stringers before painting.
Discuss the rise and run of the stairs. (longer feet need longer tread run)
Discuss stick built VS unit built stairs. Stair builders may have unsold units that may be available for a deal. Find out early,
so they could be worked into the design, if they are a significant savings.
Have a contemporary railing system or one made as an art piece. (may require extra wall blocking.)
Plan framing for ease of stair installation.
Discuss having a storage hatch built into a landing. (if the staircase has turn landing)
If using a wood railing, smooth the surface with a Japanese block or contour plane for an ultra smooth finish -
better than sanding.
For the stairwell wall, facing the steps, put in a faux balcony and window to imply a room behind it. Put shutters over the
Window and small lights behind them that go on when the stairwell lights are on too.
Put paperback book shelving between the studs in stairwell
Storage
Build narrow shelving units into some walls.
Have staging area next to front and garage doors to put things you don’t want to forget as you leave the house.
For custom 32mm shelving units: only put in support holes in a narrow area where shelves might be adjusted.
Built garden hose cabinets around faucets where possible.
RESOURCES: Use dunnage Panolam brand laminated panels.
Trim & moldings
Put them on with advanced adhesives. Nail thin wood strips to the wall or casement and “glue” trim to the strip.
Eliminates putty marks, nailing, filling, sanding. (I’ll supply and install all wall trim
Find production wood shop sources for scrap lengths of wood. Use Molder to reshape into trim and moldings.
Cut strips of wood from MDF dunnage sheets for molding material. Buy at salvage supplier or manufactures scrap
Use only air nail /brad guns on exposed trim. Make a gun nose guard from a garden hose to prevent gun from marking wood
Design floor trim with a horizontal groove the width of a round headed pin. Hide nail brads in the groove at stud locations.
Make finger joint rather than lap joints when possible.
Plan for joint location to be behind planned furniture. Put a furniture placement diagram, with dimensions in each room.
Cut horizontal grooves in the trim for color or metal leaf paints accents.
Cope the inside corners rather than miter cut.
Use only two part epoxy filler (Bondo) to fill holes and dings. It won’t shrink over time and sands perfectly smooth..
Connect trim end to end with biscuits or splines so as not to waste material cutting to studs. See FH booklet page 10.
Be sure to order windows and doors without their standard moldings installed. (Is there a savings?)
Order trim to be spray primed before delivery.
Can windows be ordered with custom edged drip moldings/stool cap or ordered without them – to be added later
Trim Sub Notes
A wood filler for pre-painted white trim is “White Seam Fill”
To lubricate screws for easier installation; dip into toilet wax ring.
Use an Exacto 42TPI hobby saw to make close tolerance finish cuts
A fast and easy jig for drawer and cabinet door knobs is from Align Rite Tool Co.
Use special self centering drill bit for making pilot holes in the middle of hinge holes.
Use a one application epoxy filler to cover cracks and recessed fasteners. Not wood putty. (This Old House -Nantucket)
Use marine grade adhesives to install trim where possible, to avoid fastener marks.
See FH booklet article on making a jig to make it easier to back cut cope ends of molding. Pages 6 & 7
See magazine adds for a rounded jig saw base plate for making coped corners
For trim that will be touched regularly, smooth the surface with a Japanese block or contour plane for an ultra smooth surface
RESOURCES:
Walls
Cut logs into naturally jagged edged boards for interior or exterior siding.
Spray on skim coat of “thinned mud” on entire surface when taping interior walls. Gives wall even texture and paint absorption.
When applying dry wall, dampen the tape before applying to base coat so that it doesn’t draw the moisture from the mud.
Helps prevent cracking.
Have supports and blocking added to walls that will support wall hung furniture and artwork in the future.
Give the illusion of thicker walls in creative ways.
Discuss the radius of plastic corner bead used.
There are differences in the quality if steel in steel studs. Poor quality ones have hard spots that make it hard to drive screws
Connect steel framing with a crimping tools for faster installation.
See article on proper flashing for exterior walls. Make sure they are done with proper pan brakes and shears.
Consider painted cement brick or stacked stone for interior walls.
See tight ship article on insulating walls.
Apply decorative panels over drywall with my Velcro stapled to the studs. (no need to finish sand the drywall under them unless there is a planned gap between the panels of painted drywall.) (Use my black woven fabric)
For exterior siding -do not prime or paint the back side. See article which recommends coating with water repellant only.
Use my thick plate glass shelves as interior wall to ceiling tops
For parts of exterior walls check out large fiberglass panels used on some truck trailers and cube vans
RESOURCES:
Windows
Look at pultruded fiberglass units.
Must have tilt out units for opening windows.
Order windows without top locks. Put in pin locks. ( for a smooth uninterrupted line.)
Put in only WHITE plexiglass sky lights for a diffused light. Check local manufacturers for odd sized and special orders left.
Pella sells a built in roll up window screen. Do others?
The glass seals on cheaper windows can fail in 5-10 years, allowing in condensation. Get 20 year or lifetime warranty glass.
Make sure the installer has a pan brake to properly form the flashings. They can’t be done properly by hand. Discuss profiles.
Get color coordinated, textured and PVC coated aluminum for flashing material.
Use notched edge of a mastic trowel to trim away dried expanded foam insulation.
Can windows be ordered with custom edged drip moldings/stool cap or ordered without them – to be added later