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Contents: |
- Home Building Techniques - A primer
A. Panellized
B. Modular
C. Stick
D. SIP (structural Insulated Panels)
E. ICF (insulated concrete forms)
F. Concrete Block
G. Conclusion
- Thought for the Day
- Subscription Information
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This month's newsletter
will cover the different forms of construction
techniques for various wall systems that are
currently in use across the country. We will
provide definitions of each and a brief comparison
of theses systems.
Definitions:
Panellized: are panels,
which are pre-engineered and prepared
at the factory. The materials are pre-cut
and pre-drilled, labelled and numbered,
then packed for shipping. The material
is then assembled on site.
Modular: A modular home
is built in multiple sections at the factory
and then shipped to the site to be assembled
and connected together on a permanent
foundation.
Stick: A home constructed
solely on site on a permanent foundation
using traditional methods of construction
i.e. all wood construction, framed and
constructed on site.
SIP (Structural Insulated Panels):
Structural Insulated Panels are
constructed by placing expanded polystyrene
between two structural skins which are
usually oriented strand board. These panels
come in 8' by 24' sizes and provide a
high performance thermal efficient wall.
ICF (Insulated Concrete Forms):
Insulated Concrete Forms are
essentially forms for poured concrete
walls that are not removed after the concrete
has set and provide an additional thermal
insulation in addition to the concrete.
Concrete Block: Concrete
blocks are made from poured concrete with
hollow insides. They are stacked on top
of each other with mortar between them
to bind them together. In some construction
sites the hollow portion will be filled
with re-enforcing bars and concrete poured
into the hollow areas.
Now that we have defined each of these
wall systems we will cover some of the
advantages and disadvantages of each type
of wall system. As usual we provide a
number of references that you are able
to refer to for additional information.
Since the stick built home is the traditional
method of house construction in the US
and Canada, most of the benefits and the
disadvantages are mention in comparison
to a stick built home.
A. Panellized
Houses are constructed using
panels that have been pre-engineered and
prepared at the factory. The panels are
pre-cut and pre-drilled, labelled and
numbered, then packed for shipping. The
material is then assembled on site.
Benefits:
-
Labour savings compared
to stick built homes due to panels manufactured
in factory conditions
-
There is much less
wastage of materials and construction
time is also reduced.
-
Smaller crews are
needed to assemble the home and homes
can be built more quickly than traditional
stick homes
-
Builders claim that
a home can be made watertight in as
short as two to four days and completed,
ready to move in, in 60 - 90 days.
-
Panellized homes
do not require as much clearance for
shipping as do modular homes
-
Homes can be assembled
with a team of people, with one trained
foreman and a group of construction
personnel.
-
Although labour savings
are evident compared to stick built
homes, they are still not as efficient
as their modular cousins
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B. Modular
Modular homes are built in a factory,
collapsed and shipped to the construction
site. Cranes will life the modules into
place. This term modular has had a stigma
attached to it, because some people erroneously
think these are mobile homes. They are
not.
Benefits:
-
Computer aided design
allows customization and transfer of
plans to the factory floor.
-
Factory construction
allows better efficiencies and improved
economies of scale compared to traditional
stick built homes
-
Energy efficiency
of the walls is improved due to design
and better construction standards.
-
Homes can be constructed
more quickly since weather and trade
coordination is not a factor in a factory
built home.
-
Construction time
and wastage is reduced, reducing the
cost for the builder and the home owner
Modular homes can be built as a single
ranch home or a highly customized home
designed and built in the factory.
-
Builders do not need
to coordinate as many trades and do
not need as many people on site
-
Modular homes are
inspected at the factory before they
leave and again on site before the home
is turned over to the home owner
-
Modular buildings
that are used for temporary buildings
can be taken apart and moved
-
Walls are stronger
than regular wall with drywall on a
stick house
-
Builders need shipping
clearance to ship modular homes on highways
and roads for delivery.
-
Little opportunity
for onsite inspection by the homeowner
since the modules are manufactured at
the factory.
-
Traditional design
and construction methods
-
Many builders and
trades people available and trained
to build these homes.
-
Changes and customization
easier to accommodate during construction
-
Homes can be designed
to environmental standards such as R2000
in Canada.
-
More choice of finishing
materials available than other homes
-
Depending on whom
you talk to, stick homes may be cheaper
to build than other construction methods.
-
Onsite construction
is required for all walls, floors, and
roof including the basement walls, which
are framed and concrete poured on site.
-
Some builders claim
stick built homes cost 16% more in labour,
they use 25% more wood fibre and take
37% more construction time to complete
as compared to panellized homes
-
Onsite construction
waste must be hauled away.
-
Quality levels more
difficult to maintain with onsite construction
and multiple trades people.
-
Construction schedule
impacted by weather and late arrival
of material and trades people.
-
A 2 x 6 framed wall
has an R Value of R-14, while other
systems are more efficient.
-
High performance
insulated panels reduce energy costs
of the home.
-
Energy costs can
be reduced by up to 50%
-
A 6.5" SIP wall
provides an R value of 23 compared to
a 2x6 framed wall with an R-14 value.
-
Green house gas emissions
are reduced by up to 50%
-
No mould in the cavities
to cause health related issues
-
Polystyrene is totally
inert and therefore gives off no gases
to cause health problems
-
Fast growth trees
are used in construction of the panels,
saving slow growth trees
-
Framing is reduced
and SIP's arrive pre-cut.
-
Labour savings compared
to stick built homes due to panels manufactured
in factory conditions and homes assembled
quickly.
-
Vapour barriers are
not required saving additional time
during construction.
-
Waste removal common
with stick built homes is reduced.
-
Drywall cracks are
virtually eliminated
-
SIP products from
appropriate manufacturers are ICBO certified
to provide stability in high winds and
earthquake situations.
-
Can be more expensive
than traditional stick built homes
-
Hiring an experienced
builder is critical
-
Walls are solid,
long lasting that resists the ravages
of time, wind and even fire
-
Two layers of insulation
provide a better insulated wall than
plain concrete and stick built homes
-
The combination of
concrete and insulation provide an R
Value of R-17, as well as thermal mass
contribute to an energy savings of 25%
to 50% vs. wood framed houses.
-
Walls also provide
sound insulation as well, proving peace
and quiet away from the outside noise.
-
Concrete walls designed
to proper specifications will withstand
tornadoes, hurricanes and fire.
-
Tests
on the polystyrene
foam used in the
walls is treated
so that it will
not support combustion
-
Some
insurance companies
will provide discounts
for this type of
building system.
-
There
is less repair and
maintenance over
time.
-
ICF
walls contribute
to environmental
savings during construction
with less waste
and also by energy
savings due to increased
insulation
-
ICF
walls can by customized
to build in curves
and angles, and
any exterior can
be attached including
a brick veneer.
-
ICF
systems are accepted
by building codes
in Europe, the USA
and Canada
-
Labour
savings and material
savings contribute
to economical ICF
homes.
-
Can be more expensive
than traditional stick built homes
-
Hiring an experienced
builder is critical
-
When concrete block
walls are filled they are nearly identical
to poured concrete walls.
-
Concrete blocks can
also be obtained with interior insulated
blocks and treated to be water resistant
to provide a dryer wall and higher R
value as well
-
Rigid foam insulation
can also be placed over the concrete
block walls and siding systems including
stucco can be applied to the rigid foam
insulation.
-
The concrete mass
is on the inside, which moderates temperature
swings storing heat and coolness as
the temperature swings.
-
Concrete blocks do
not provide a solid wall, unless the
space in the block is filled with re-enforcing
bars and concrete.
-
Horizontal wire fabric
can also be placed between the concrete
blocks to add tensile strength to resist
horizontal compression from the earth
around the home.
-
Provisions for water
drainage need to be made with all below
grade concrete block walls to avoid
leakage.
-
Onsite construction
is required with concrete wall construction.
Useful Web Links
Concrete Masonry Units
http://www.cement.org/homes/ch_bs_concretemasonry.asp
Poured Concrete vs. Block Walls
http://www.askthebuilder.com/439_Poured_Concrete_vs_Block_Walls.shtml
G. In Conclusion
There does not appear to be a definitive
clear leader in terms of which building
system to use. There are many variables
for homeowners and builders to consider
and building systems must be evaluated
for the location they will be used in
as well as availability in your area.
Our conclusion is for anyone building
a home and considering the various options,
have each building system priced out and
compared. A decision can then be made
based on the actual firm price that is
quoted, plus the advantages and disadvantages
that have been mentioned that cannot be
measured in dollars and cents terms.
A simple example is illustrated by the
cost for delivery of materials. If you
live in a relatively remote area compared
to the factories that manufacture modular
or panellized homes, you may find the
deliver costs to be higher than expected
compared to a regular stick based home.
As always we urge you to visit the useful
web sites we have provided to learn more
details about this interesting and complex
subject.
2. Thought For The Day
- Giving
If there be any truer
measure of a man then by what he does,
it must be by what he gives.
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