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LaHouse Building Systems and Features (West Wing) [Image: continuous concrete footings] [Image: easy riser stair system] [Image: Cellulose insulation] West Wing (Bedrooms, bathrooms, upstairs offices) Advanced Framing (Optimum Value Engineered): 2x6, 24 in. o.c. spacing, aligned stack framing 3-stud corners and t-joints that allow insulation drywall clips instead of extra wood Energy-efficient (R-19 without rigid foam, fewer gaps) Strong, with less lumber borate pressure treated 2x6 southern pine – local resource, termite resistant similar in cost to conventional framing, yet outperforms fewer pieces, less labor easier hurricane connections (studs, joists, rafters align) LSL band joists between levels – strong, straight, borate treated Interior framing materials: Finger-joint 2x4’s southern pine for interior partitions Straight, no rejects, so less waste Efficient use of local wood resource Trimmable open web floor trusses with finger joints Allows jobsite adjustment Long spans Openings for wiring, ducts, etc.  Engineered stair risers stronger, premarked, requires less skill and time uses 2x6 stringer, instead of 2x12 Sheathings Grid marked, foil faced OSB roof decking Radiant barrier keeps vented attic cooler Front: Borate treated plywood termite resistant with standard nails Back: Copper treated OSB (need corrosion resistant fasteners) Highly resistant to termites, mold, moisture, decay Side (MBa): Copper treated, foil faced OSB, seams taped Vapor barrier, radiant barrier, drainage plane all in one Vapor barrier best practice with brick veneer to resist heat driven moisture into wall Weather Barriers Front: 2 layers behind 3-coat stucco for drainage plane crinkled housewrap creates drainage gaps building paper layer bonds to stucco (vapor retarder) stucco provides air barrier, not moisture barrier Back: housewrap and rain screen behind siding vapor retarder (perm 6) housewrap seams taped, top and bottom sealed (air barrier) mesh wrap maintains drainage gap behind siding water managed pre-formed corner trim for siding Window flashings – to drain leaks to outside Flexible, formable adhesive sill flashing membrane fast, easy installation; durable adhesive seamless sill corner protection Flashing tapes – sequence, corner patches important Foundations, 3 ways to elevate: Each are 3 ft. above base flood elevation (BFE) for lowest flood insurance premiums & cushion of safety Front – Slab cap on compacted fill inside stemwall rebar reinforced concrete block (CMU) stemwalls on poured concrete footings Resists pressure of floodwater No crawl space, yet low impact on floodplain Most expensive option Durable plastic sheeting moisture barrier under slab + waterproofing between CMU & slab – stops wicking Low water-cement ratio (<.47), wet curing blanket – for higher strength & reduced curl recycled fly ash, slag, cement mix – adds strength MBa – wood subfloor on stemwall foundation (crawl space) CMU stem walls with flood vents (within 1 ft. of grade) to prevent damage from floodwater pressure flood activated vents exhibited – louvered & insulated Crawlspace ground higher than surrounding grade Spray foam insulation (air barrier) + plastic ground cover 2 types – open & closed cell being moisture monitored (research) MBR – wood subfloor on piers and beams (open) lowest cost option spray foam perimeter rim (air seal) + foil faced rigid foam board insulation encasing joists, taped seams Steel mesh termite barrier blocks hidden pathways pipe collars, tops of piers and stemwalls Energy saving features of west wing: Passive solar (sun control) Radiant barrier roof decking (2nd story), cool color metal roof Foil faced sheathing behind west brick veneer (radiant barrier) Little west glass, Bahamas shutters Energy Star Low-e windows, doors (SHGC < 0.4) Tight construction exterior air barriers (stucco, taped sheathing, sealed wrap) foam sealed penetrations thin sheathing behind tubs, sealed to drywall Airtight Drywall Approach in MBR (sealed drywall) airtight attic access stair Continuous insulation R-19 spray cellulose in 2x6 walls R-38 blown fiberglass over ceiling, with vent baffles Efficient HVAC system SEER 16, dual fuel air source heat pump 90% AFUE gas back up heat (good for north La.) Fresh air duct & smart flow controller for good IAQ Ducts in conditioned space dropped ceiling below sealed insulated ceiling, between floors through open web joists Air transfer grilles with light, sound baffles prevent pressure imbalances – protects air quality, saves energy, comfort Efficient lighting & appliances High color fluorescent fixtures Fortified features (to resist 130 mph wind & flood damage): 15/32 in. structural wall sheathing for shear (racking) resistance all exterior walls + load bearing interior walls that are subject to wind forces placed to span, thus tie 1st to 2nd level blocking added to provide framing at all edges 10d nails spaced 6 in. along long edges, double row along short edges, 12 in. across field of each panel Hurricane connectors tie roof to foundation: 5/8 in. anchor bolts with 3 in. washers, 16 in. spacing, tie sole plate to slab corner hold-downs resist sliding, tilting forces Hurricane straps tie wood subfloors to piers, stemwall Stud to plate connectors tie walls to foundation Straps connect 2nd story to 1st story, studs to top plates u-shaped rafter straps to top plates reinforce notched rafters, roof overhang from high uplift forces porch columns strapped to piers and roof beam 19/32 in. OSB roof decking Ring shank nails (8d), spaced 6 in. Peel and stick membrane roof underlayment High performance tested – for adhesive tile installation Primer applied to decking for optimal adhesn 6:12 moderate slope hip roof – more wind resistant wind borne debris protection: impact rated windows, door (MBR) impact rated shutters – varied types Safe Room MBR closet: Moderate level (not FEMA standard), low cost storm shelter Separate safe room ceiling 2 layers ¾ in. plywood sheathing Hurricane connectors – slab to studs to ceiling joists Hidden impact-resistant pocket door (+ cosmetic door) and swing impact door to water heater closet MBR Deck Copper azole treated for outdoor exposure (framing, rails) Non-metallic pressured treated decking – eco-friendly Deck protector tape protects hardware from corrosion Roofs Concrete tile (2nd story) installed with foam adhesive, large patty under each tile for high wind resistance Roll ridge vent system with water barrier More impact resistant, lower cost than clay Long lasting roof Standing seam metal roofing (MBR and MBa) Long lasting, recycled content Cool color pigment, solar reflective No exposed fasteners, less leak prone

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Last Updated: 12/20/2011 8:59:34 AM

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