Tuesday, March 31, 2015

Exterior Trim And Siding Product Alternatives

30+ years of experience building homes in Central Florida teaches me, you don't want anymore wood exposed to the weather on the exterior of your home than necessary. The good news, with all the great products available today, it's possible to go woodless! That's awesome, especially if you want a more traditional exterior elevation without stucco. Now we have a variety of products for siding, trim, porch ceiings, decking and railings.
Below is an article that covers all the different types of products, advantages, disadvantages and pricing. Before you choose a Builder make sure he is well versed in what products to use on your home. The last thing you want is to be on the bleeding edge of a new product failure.


Engineered Exterior Trim

Wood composite, plastic, and fiber-cement trim products promise to hold paint better than solid wood.

More and more customers are insisting on low-maintenance exteriors, while builders are facing rising prices for quality lumber. So when it comes time to choose exterior trim, many builders are considering new engineered alternatives to solid wood. Some builders may be looking for a lower-cost alternative to clear cedar or redwood. Others may be willing to pay extra for a premium product that promises to outlast wood. In all cases, builders are looking for something that won't need to be painted frequently.

There are a bewildering number of products available. These products can be grouped into three general categories: engineered wood, fiber-cement, and plastics. In general, engineered wood and fiber-cement are less expensive than solid wood, and much less expensive than the plastics. Most of the plastic trims cost 20 to 60 percent more than cedar, except for polyurethane trim, which costs about four times as much.

0500Holladay 

Fiber-cement trim, like this James Hardie product, can be used with almost any type of siding.

Engineered Wood
Engineered wood products are variations on the basic recipe of wood fiber and glue. Evaluating the claims of composite trim manufacturers can be difficult, since most are unwilling to reveal the details of their manufacturing processes. After the widely reported failures of some hardboard and OSB siding products in the early 1990s, builders may be reluctant to accept manufacturers' claims that their trim products are weather-resistant. When asked how their engineered trims differ from the materials involved in the class-action siding lawsuits, manufacturers speak vaguely of "optimized resin content," "a proprietary edge seal," or "chemical treatment for rot resistance." Only long-term field experience will provide adequate assurance that these products can withstand weather exposure.

Swollen when wet. Most engineered wood trims, like wood, will expand when wet. With solid wood, the expansion occurs in thickness and width, but not significantly in length. In contrast, most engineered woods expand in all directions, including length, as they take on moisture. When installing a 40-foot fascia of engineered wood, the installer must allow for expansion, or the material may buckle.

Louisiana-Pacific, the manufacturer of SmartStart trim, requires a 3/16-inch gap at end-to-end butt joints. The same gap is required when installing Max Trim particleboard. Masonite, manufacturer of Miratec, requires a 1/8-inch gap at butt joints. Some, but not all, manufacturers permit the use of scarf joints.

Installation instructions. Installers may be put off by installation instructions that warn against penetrating the face of a piece of trim. For example, Temple-Inland, which makes TrimCraft hardboard trim, specifically forbids countersinking nails: "Drive nail heads flush with the trim surface, and do not set or countersink." Similarly, the instructions for ABTco's TrimBoard advise, "Nails should be driven flush with or slightly above the surface." To some eyes, leaving prominent fastener heads makes the trim look riveted to the building. Although most engineered trim manufacturers discourage countersinking, some products - including SmartStart, Max Trim, and Miratec - permit countersinking as long as the nail holes are caulked.

Because the interiors of engineered trim products are more vulnerable to moisture than their faces, several manufacturers recommend that their trim not be ripped. The installation instructions for Clear Lam MDO trim advise, "Clear Lam fascia/trim is factory sealed and we do not recommend that the product be ripped in the field." SmartStart warns, "Ripping of the trim and fascia is not recommended." Since installation of fascia and soffit boards often requires ripping, these warnings are worrisome. After making it clear that ripping is not recommended, both manufacturers proceed to specify how to paint ripped edges — should the installer choose to violate the manufacturer's recommendations.

Hardboard trim. To manufacture hardboard, green wood chips are heated with steam and hot water, then mechanically ground. Resins (chiefly phenol formaldehyde) are added and the fibers are consolidated under pressure to form hardboard (see Figure 1).

 
Figure 1. Most hardboard trim, like Georgia-Pacific's Prime Trim (left), is sold preprimed. Many hardboard trim manufacturers emboss their products with a surface texture that resembles wood grain, as on this TrimCraft fascia (right).
 

There are at least five manufacturers of hardboard exterior trim (ABTco, Collins Products, Georgia-Pacific, Masonite, and Temple-Inland). All of them sell their hardboard trim in only one length, 16 feet. This limitation may result in high levels of waste — when installing 9-foot corner boards, for example.

Anton Tenwolde, a research physicist at the U.S. Forest Products Lab in Madison, Wisc., has been conducting ongoing tests of hardboard siding. "With hardboard, you can get a wide variety of properties," says Tenwolde. "We're performing swell tests, which involve cyclical wetting and drying. There's quite a range in the water absorption properties. All of the samples meet the minimum AHA [American Hardboard Association] standard, but you still get quite a bit of variation from one material to the next — even in samples from the same mill."

In spite of these reported variations, many builders feel that as long as hardboard trim is carefully installed and well painted, it can provide good service (see "On Site with Prime Trim," JLC, 6/95).

OSB trim. There is only one oriented-strand board product marketed for use as exterior trim, Louisiana-Pacific's SmartStart. SmartStart's OSB core has a resin-impregnated paper overlay. It is usually sold preprimed, although an unprimed version, called Fiberstrate, is available. Like the hardboard trims, SmartStart is available only in 16-foot lengths.

SmartStart's installation instructions warn that the product must be "applied in a manner that will not allow water to intrude." This statement is not reassuring, since virtually no siding or trim can be expected to exclude wind-driven rain. When asked whether this advice is a disclaimer devised by lawyers, Tom Reierson, a technical representative from Louisiana-Pacific, answered, "I don't think that statement was put there by someone with construction details in mind."

Although SmartStart can be mitered, the manufacturer recommends leaving a 3/16-inch gap at miter joints, which would tend to spoil the effect.

Particleboard trim. In general, most particleboards are suitable for interior use only. However, one company, Smurfit Newsprint Corp., sells a particleboard trim product, Max Trim, for exterior use. Particleboard is manufactured from sawdust or planer shavings. Like hardboard, it is bonded together by resins under heat and pressure.

Both faces of Smurfitís Max Trim are covered with a resin-impregnated paper overlay made from recycled newsprint. Max Trim is available only in 16-foot lengths.

The manufacturer claims that the material can be mitered. If an adhesive is desired, construction adhesive can be used. The material can be ripped, but if the ripped edge is exposed, it should be painted.

MDO trim. MDO, or medium-density overlay, is plywood faced with a layer of smooth resin-impregnated paper. Since MDO is assembled with exterior glues, it can be exposed to the weather; in fact, MDO is sometimes used for siding. The paper facing, which takes paint well, solves the problem of veneer checking. MDO is commonly available in sheets up to 10 feet long. "Generally, the durability of MDO and other exterior grades of plywood are equal," says Merrit Kline, product support specialist at APA. MDO is an excellent soffit material.

Most MDO is sold in 4-foot-wide panels — not the ideal shape for fascia boards and corner trim. To respond to the need for MDO configured for use as exterior trim, Pacific Wood Laminates developed Clear Lam, which is available in dimensions similar to sawn lumber, in lengths up to 24 feet.

Unlike MDO panels, in which adjacent veneer plies are oriented at 90 degrees to each other, Clear Lam consists of an MDO face over laminated-veneer lumber, in which most, but not all, of the plies run lengthwise (Figure 2). The crossband plies help reduce cupping. Clear Lam has an impressive ten-year non-prorated warranty against delamination.

 Figure 2. Clear Lam trim consists of an MDO paper face over a laminated-veneer lumber core.

Clear Lam comes preprimed. Voids on the edges are filled and sealed, and the material can be mitered. Because Clear Lam has good dimensional stability, there is no need to leave a gap for expansion at butt joints.

Although Clear Lam costs almost twice as much as the least expensive hardboard trims, it has a proven record of weather resistance, and is less likely than hardboard to swell in length.

 

  

Fiber-Cement Trim
Fiber-cement siding has gained a good reputation for its resistance to fire and rot, and its use is growing rapidly. Until recently, however, fiber-cement trim products have been limited to thin materials — generally between 1/4 and 1/2 inch thick. The main problem with developing full-thickness fiber-cement trim is the high density of the material, which is made of Portland cement, sand, and wood fiber (See ""). When conventional fiber-cement is manufactured as thick as 3/4 or 7/8 inch, the trim becomes awkward to handle and hard to nail. "If fiber-cement of the same density as our siding was made 7/8 inch thick, it would be difficult to get a nail through," says Todd Griesemer, an engineer at Cemplank.

Cemplank took on the technical challenge of developing a low-density fiber-cement. In the fall of 1998, they began selling a 7/8-inch-thick fiber-cement trim called Cemtrim, which is less dense than Cemplank siding. Although the density has been reduced, the material is still heavy: A 10-foot length of 1x12 Cemtrim weighs 53 pounds, making it about twice as dense as pine or cedar.

Recently, James Hardie introduced their own low-density fiber-cement trim, which they call Hardie Low Density, or HLD trim. It is 3/4 inch thick (Figure 3), and differs from conventional fiber cement in ways that the company is reluctant to reveal. "It's a new type of animal," says Hardie's John Molder. "Comparing it to fiber-cement is like comparing apples to oranges." The new HLD trim is about 30 percent less dense than conventional fiber-cement, making it easier to handle, cut, and nail. For the time being, the HLD trim is available only in the southern half of the United States — reportedly, because there is still some uncertainty about how the material will hold up to freeze/thaw cycles.

 Figure 3. This Harditrim HLD, like Cemtrim, is a low-density fiber-cement product. Low-density fiber-cement trims can be installed proud of the siding without the shimming required for thinner fiber-cement trim boards.

Since neither Cemplank nor James Hardie will reveal what they use to fluff up the fiber-cement used in their full-thickness trim (more wood fiber? air?), some questions remain as to whether these low-density trims are as durable as fiber-cement siding.

Several manufacturers make conventional fiber-cement trim products in thicknesses ranging from 1/4 inch to 1/2 inch. These thinner materials can be used for soffits. They can also be used for fascias, as long as they are backed up by a 2-by subfascia. If used for corner boards or window trim, these thinner materials generally need to be packed out with a continuous OSB or plywood shim.

Fiber-cement trim, like fiber-cement siding, should be cut with a carbide- or diamond-tipped blade. Fiber-cement does not expand or contract significantly with changes in humidity or temperature, so the material holds paint well.

Prices for Engineered Trim Products

 

 

Material

Product

Price for a nominal 1x4
(actual dimensions 3/4 x 3-1/2 inches)

 


 Wood D-select pine $0.80/lin. ft. 
   A-grade red cedar $0.97/lin. ft. 

 Hardboard Prime Trim by Georgia-Pacific $0.40-$0.56/lin. ft. 
   Miratec by Masonite $0.40-$0.56/lin. ft. 

 OSB SmartStart by Louisana-Pacific $0.36/lin. ft. 

 Particle board Max Trim by Smurfit $0.47/lin. ft. 

 MDO Clear Lam by Pacific Wood Laminates $0.79/lin. ft. 

 Fiber-cement Harditrim HLD by James Hardie $0.50/lin. ft. 
   MaxiTile $0.45/lin. ft. 

 Polyurethane Nu-Wood $3.75-$4.00/lin. ft. 

 Cellular PVC PermaTrim by Edge $1.10/lin. ft. 

 Foamed polystyrene Prime Molding by ABTco $1.60/lin. ft. 

 Polymer composite Flex Trim $19.00/lin. ft. 

 Polyethylene lumber Plastic Lumber Co. $1.45/lin. ft. 


Plastic Trim Products

There are several types of plastic materials being sold as exterior trim, including polyurethane, plain PVC (vinyl), cellular PVC, foamed polystyrene, polymer composite resin, and polyethylene lumber.

Temperature sensitive. Unlike engineered wood trims, which expand and contract with changes in humidity, plastic trims expand and contract with changes in temperature. In the case of cellular PVC, for instance, a 55 deg. F increase in temperature will cause an 18-foot piece of trim to expand in length by about 3/8 inch. "It is important to remember that this stuff shrinks in cold temperatures," says Steve Roth, director of marketing at Style-Mark, a manufacturer of polyurethane trim. "That's why you need to spring-fit the butt joints, and always use adhesive. Otherwise there will be a gap when it shrinks." Thermal movement in fascias can be disguised somewhat by the use of scarf joints.

Polyurethane. Polyurethane (also called urethane, polymer, or copolymer) trim has been around a long time — for about 30 years in the U.S., and even longer in Europe. Because of this long experience, the ability of painted polyurethane trim to survive exposure to sun and moisture is well documented.

Polyurethane trim is manufactured by pouring liquid polyurethane into a rubber mold. Because the trim is molded rather than extruded, complicated profiles like dentil moldings are possible (Figure 4). The material can be mitered, ripped, planed, and sanded like wood.

 
Figure 4. Because polyurethane trim, also called polymer trim, is molded, not extruded, complicated profiles like dentils are possible. It can be cut and machined like wood (left), and is installed with adhesive (right).
 

Polyurethane trim is secured to a building with adhesive, not fasteners. A few nails are used to hold the trim in place until the adhesive sets up (see "On Site with Polymer Moldings," JLC, 3/97). When used at a miter or a coped joint, the adhesive chemically welds the pieces together. Since the adhesive is tenacious, it is difficult to remove a piece of installed polyurethane trim without destroying it.

Unpainted polyurethane can become crumbly when exposed to ultraviolet light for extended periods. All polyurethane trim is sold with a factory primer, and manufacturers recommend a topcoat of paint after the trim is installed. Because polyurethane does not absorb moisture, the paint on polyurethane trim will last much longer than on wood. "The paint should last five to ten years," said Don Stitch, director of marketing at RAS Industries, a polyurethane trim manufacturer.

Several polyurethane manufacturers make flat stock in sizes comparable to dimensional trim lumber, from nominal 1x4s to 1x12s, for use as window casing, corner boards, and fascia. Since polyurethane flat stock generally costs two or three times as much as cellular PVC, and about four times as much as cedar, it is rarely chosen for trim unless the customer is willing to pay a premium for the promise of lower maintenance. Polyurethane trim becomes more cost-effective for complicated moldings that canít be extruded, since the only available alternative is often carved wood.

Plain PVC. One simple alternative to painted wood trim is good old-fashioned vinyl. Vinyl soffits, of course, have been available for years. Tamlyn & Sons offers a variety of vinyl trim pieces intended for use with fiber-cement siding. Many of their trim pieces, including ventilated soffits and outside corner trim, could be used with a wide variety of siding types.

 

  

Cellular PVC. Cellular PVC (also called PVC foam or expanded PVC) is a form of polyvinyl chloride that has been extruded with a foaming agent. Cellular PVC trim has not been on the market as long as polyurethane trim, but interest in cellular PVC appears to be increasing.

PVC has proven its weather resistance in such products as vinyl windows and vinyl siding, and cellular PVC appears to be at least as durable as polyurethane. Cellular PVC trim boards generally cost about half as much as polyurethane boards with comparable profiles. Another advantage: Cellular PVC has a lower coefficient of thermal expansion than polyurethane (). Unlike polyurethane, there is no need to paint cellular PVC trim — as long as the customer likes white (Figure 5). If another color is desired, the trim can be painted if it is first wiped with alcohol.

 Figure 5. Cellular PVC is a type of vinyl that has been foamed and extruded. It is weather-resistant, even if left unpainted.

In general, cellular PVC is said to machine like wood, and can be mitered. If it is ripped, the cut edges will not be as smooth as the factory edge, since the small entrapped bubbles will be visible. Although ripped edges are just as weather-resistant as factory edges, they are best concealed for reasons of appearance. Cellular PVC can be glued, if necessary, using the same PVC cement used for plumbing pipe.

Most manufacturers of cellular PVC trim offer basic flat stock in typical board dimensions, as well as brickmold. Most trims are sold in 16- or 18-foot lengths.

Foamed polystyrene. Foamed polystyrene has been used for years to manufacture interior moldings. Recently ABTco has introduced a line of foamed polystyrene products, Prime Molding, intended for exterior use. Other manufacturers of foamed polystyrene, including Marley Mouldings, have been reluctant to recommend the use of polystyrene outdoors: "The problem is UV exposure," says Marshall Quina, marketing director at Marley Mouldings. "It can cause the product to degrade." ABTco is selling their foamed polystyrene trim primed, and recommends that it be kept painted. Since this product is brand new, there is little field experience available to back up claims that foamed polystyrene will hold up when used outdoors.

Marty Fajerman, product manager for polystyrene trim at ABTco, was asked if foamed polystyrene has any advantages over cellular PVC. "Styrene is cheaper," said Fajerman. "It costs less to make it." Prime Molding is available as 1x4 nominal flat stock, as a one-piece corner trim, or as brickmold (Figure 6). Wider dimensions are not available. Prime Molding is sold in 10-, 16-, and 17-foot lengths.

 Figure 6. ABTco's foamed polystyrene trim, called Prime Molding, is available as brickmold.

Polymer composite resin. Flex Trim Industries manufactures exterior trim products from a material they describe as a polymer composite resin. Flex Trim pieces are flexible enough to be used as casing on a round-top window, or as a fascia on a round tower. Because of its high cost — for profiles wider than 3 inches, $19 to $44 per linear foot — the material is generally chosen only when flexibility is the most important factor.

Polyethylene lumber. Most polyethy-lene lumber is used for deck boards and picnic tables. However, some builders have experimented with using polyethylene lumber as exterior trim. "We do have a customer who used it to trim windows," says Jim Kerstein, president of Polywood, a manufacturer of polyethylene lumber. Christopher Neville, customer service representative for Renew Products, a manufacturer of polyethylene lumber, says, "We've seen it used as a fascia board."

One employee of a polyethylene lumber manufacturer — who asked not to be identified — doesn't recommend using polyethylene lumber to trim windows and doors. "It isn't suitable, because it expands and contracts too much. It will open up on you."

by Martin Holladay

Martin Holladay is an assistant editor at the Journal of Light Construction.


This article has been provided by www.jlconline.com. JLC-Online is produced by the editors and publishers of The Journal of Light Construction, a monthly magazine serving residential and light-commercial builders, remodelers, designers, and other trade professionals. 


Monday, March 30, 2015

New Kohler Shower Experience!

This takes showering to an entirely new level!

http://email.kohler.com/PA/2015/007257-03/007257-03_p.html?_ke=bWlrZW1jZ3VmZmllQGFvbC5jb20%3D



Create a custom shower for your 
clients with DTV+, Kohler’s most 
advanced showering system.
The system gives you the ability to control water, music, steam and lighting to create 
a true multi-sensory showering experience
Touch-screen interface provides intuitive control of every element of the showering space
Multiple valve options allow for greater customization flexibility and can deliver dual temperature zones simultaneously



A Victorian Doll House

Custom Built Home

Saturday, March 28, 2015

Flat Roof Decks

Flat Roof Decks

For the purpose of this discussion I'll call any roof that has a slope of 3:12 or less a flat roof. Technically, this is incorrect but as far as Central Florida is concerned they are flat roofs.

3 in 12 means that for every horizontal 12" the roof slopes 3". Flat roofs are technically not flat but as far a Custom Home Builders are concerned they all fall in the flat roof category. We hate them!

A flat roof is different from a flat roof deck. A flat roof deck is an area where it's designed for you to walk on and use as living space. If the flat roof deck is covered entirely by a roof, has a 2' overhang and is well protected from the weather it's acceptable. On the other hand, if it's not covered by a roof and exposed to the weather it's a leaker. We hate these even more!

Why do I say, Custom Home Builders hate these roofs? They all leak. Not when the roof is first installed but over time. If you have one on your home you will learn to hate it too!

Let me explain further. Honestly, my mind isn't frozen in concrete and unwilling to try new things. I adapt to new things every day. My world is constantly changing and I love new technology. On the other hand, experience teaches me if you put lipstick on a pig, it's still a pig!

There are some things that are just bad ideas. Sure, every few years they develop a new product that is the best thing since sliced bread until it isn't.  A flat roof in the Orlando area with all the rain that we get, is just a bad idea, period. My 30+ years of experience teaches me this.

Flat roof decks, the hair stands up on the back of my neck even as I type this. Ok, if you want one on your house or the Architect tells you he draws them for plans all the time, I have a job for you. Tell the Architect to provide a list of addresses where he's designed houses and the flat roof decks are older than 10 years. Call or visit 5 of those homeowners. If they all tell you they've had no problems with there decks then hire their Builder immediately. 

Next, if you interview an Architect to draw your dream house plans I have another test for you. Tell him you want a flat roof deck on the second floor over your master bedroom and see what he says? If he tells you sure, no problem, run. Stop all discussion and just walk out the door. You've learned something very valuable. If your Architect will draw that detail on your dream home plans, he will draw just about anything. No matter if it's a bad idea or not. He's not the Architect for you!

An exposed flat roof deck over a living space is all the proof you need of a Builder or Architects incompetence. That roof is going to leak! It will be bad enough if it leaks over your lanai but an nightmare over a living space.

If you just moved to the Central Florida Area and looking for a home design, style or feature like you had somewhere else in the world and you don't see it here, that should give you pause. There's probably a very good reason you don't see it here. It's time to ask a lot of questions and listen carefully. It's possible that idea hasn't quite made it to Central Florida but not likely. There might be a very good reason you don't see it here. 

There's a fine line between the cutting edge and the bleeding edge.

Well, I've said my piece as far as flat roofs and decks are concerned, now it's your turn. 

Friday, March 27, 2015

Over 3,000 Blog Views!

Yes, over 3,000 Blog views in just over 2 months! 

Thank you for your support!

I started this Blog on 1/18/15, today is 3/27/15. In the last 2 months I've posted 92 times. Over the past months I've noticed my readership steadily increase. I post topics, people that own a custom home in Orlando or would like to build, find interesting.

The comments have been few but I understand that takes time. If there is a topic you would like me to cover, please leave a message.

Many Bogs are written by a marketing person instead of an actual Custom Home Builder. The ones I've read that are written by somebody other than a Builder, tend to be too generic. I write this Blog myself. Perhaps, that will change in the future but that is not my intention.

I usually write in the evening while relaxing or watching TV. During my work day, various ideas for Blog post either pop into my head or develop over issues on actual job sites.

Many of my thoughts have been circulating in my mind for the past 30 plus years. This blog helps me pass on that knowledge and teach potential Customers what's involved in the Custom Home Building Process. I hope you find it useful.

95 people have viewed, Why you should select the Regal Team!

78 Windermere, Custom Home Remodel

53 Maintaining your new custom home

51 Windermere Custom Home

51 Keep an eye on your grass

I'm delighted the top view is why you should select Regal Classic Homes as your builder.

The other conclusion I can draw from these statistics, viewers are interested in home maintenance. Frankly, that doesn't surprise me since there is a lot involved in maintaining a home and little information available. I'll post more home maintenance tips.

One other thing I have noticed from the statistics, the number of Windermere Custom Home views. That's interesting, since I have posted more photos of homes but have not titled them with the Windermere designation. I guess I'll have to do that more often.

Thanks!

Mike


Types of Stucco Finishes

Here's something that's difficult to find and explain. Try explaining a stucco texture to somebody without having a photo. It could take days! Lol. 

Below are various stucco applications for your Custom Home and how to creat them. 














Thursday, March 26, 2015

Solar Powered Attic Fans

The best attic ventilation for your Custom Home, I've found, are soffit vents with off ridge vents. Cool air is drawn into the soffit vents on the low side, travels upward along the inside of the roof sheathing and exits through the off ridge vents near the peak of the roof. This type of attic ventilation follows natural forces and operates for free. 

Every few years they come out with some new type of vent system for your Central Florida home. Gable vents, turbans, whole house vents, power vents as well as solar vents. None work as effectively as the system outlined above. 

One other aspect of ventilation, there can be too much of a good thing. Create too much suction and it will suck air conditioning right out of the living space and cost you money. 

Below is an article that adds more background information. 

http://www.energyvanguard.com/blog-building-science-HERS-BPI/bid/38676/Don-t-Let-Your-Attic-Suck-Power-Attic-Ventilators-Are-a-Bad-Idea

Regal Classic Homes is ready to help you with your new Custom Home, Remodel or Addition in the Orlando Area. 

Tuesday, March 24, 2015

Exterior Paint That Lasts A Lifetime!

Exterior Paint That Lasts A Lifetime!

If it sounds too good to be true, it probably is!

Builders are in the business to help Homeowners and make a profit, simple. If your Builder doesn't offer a product or service to you the consumer, it's not because he's lazy, it's because he doesn't believe in the product or service. If your Home Builder doesn't use a product it should give you pause.....

If a lifetime paint was a good idea, he would paint his houses with it, simple.

See Consumer Reports:

http://www.consumerreports.org/cro/news/2014/05/what-a-lifetime-paint-warranty-really-means/index.htm

If paint is peeling on your custom home, it's because moisture is getting behind the paint and pushing it off your house. Look at an aluminum screen enclosure, gutter or soffit. How does the paint look? Do you see any paint peeling? Of course not, that's because water cannot pass through metal so the paint normally doesn't peel.

Paint on the exterior of your Central Florida custom home is a tricky issue. Your house has to breathe. Homeowners and their activities like showers and cooking produces moisture. That moisture has to have a way to get out of your home. HVAC systems help but your home has to allow moisture to pass through walls and ceiilings. If your exterior wall paint doesn't breathe, the moisture will stay trapped inside your home and walls or push the paint off the wall, trying to exit the structure. Paint has to seal your home but not too much!

Beware of any company that tells you their paint will last a lifetime.

Monday, March 23, 2015

Save Time & Money On Plan Designs!

Save Time & Money On Plan Designs!

Want to save time and money when building a Custom Home in Central Florida? Buy a stock plan. 

The trick is buying the right stock plan. 

The worst thing you can do as a homeowner is to buy the wrong stock plan and hire an Architect or Plan Designer on your own. I've seen way to many disasters over the years. 

Homeowner buys a plan on-line thinking it will save $1,000's only to find out it has a basement, crawl space, frame construction, designed for northern climates, not the right CAD program etc.

Believe me, I'm a firm believer in buying a stock plan. It saves months of design time. I can't tell you how many times lot owners have spent months  with an Architect only to end up disappointed. They only wanted a 6,000 SF living area home but left the Architect 1 1/2 years later with a 7,500 SF home.

I remember buying a stock plan for some Clients for $6,000 that was fabulous! They owned a fabulous lot in Windermere. When the plans were created for the original lot owner, it cost $130,000 to design the original plan and 1 1/2 years. We took the CAD file, brought it to my designer and after a few changes we were good to go. The plan even came with interior architectural details!

A good stock plan keeps things from getting out of control. Sometimes, a plan that started from scratch, just keeps growing and growing. Before you know it, the budget is busted.

Regal Classic Homes will help you navigate the mine field!

Insulating Recommendations

Regal Classic Homes, insulating recommendations for new Custom Built Homes in the Orlando area. 

Summary:
Exterior walls- concrete block, foam injected inside block cells, with radiant barrier applied over furring strips.

Attic- R-30 blown fiberglass with radiant-barrier roof plywood.

The insulating systems outlined above provide excellent results with a payback period of less than 10 years. 



Sunday, March 22, 2015

A Foam Insulation I Highly Recommend!

Here is a product Regal Classiic Homes highly recommends and the payback period is less than 5 years!

Central Florida Home Builders prefer.


Increases the energy efficiency of your Custom Home.
Sound insulation.
Fire retardant.
Contains Boric Acid for insect control.    

Check out this video on YouTube:

http://www.youtube.com/watch?v=x34sCCMoZUs&feature=youtube_gdata_player

Spray Foam Insulation

Spray Foam Insulation

When it comes to energy efficiency, many of my Homeowners ask, Mike, how much "Green $$$" can you put in my pocket?

I respond, how much money are you willing to invest today for a potential payback sometime in the future? They usually respond, I'm willing to invest $10,000-$20,000 for energy saving features that have a payback period of 10 years or less.

Eventually, our conversation centers upon various insulation systems and the topic of spray foam attic insulation comes up.

Scenario 1:

Spray foam insulation applied to the underside of the roof sheathing in the attic, 5 inches thick, R- 15.
The attic space is sealed, soffit and roof vents are not required.
The attic becomes semi-conditioned air space instead of an over heated attic that reaches 150 degrees in the summer.
The air conditioning ductwork is installed in the attic that is now semi-conditioned air space.
Semi-conditioned because the attic is conditioned by air that leaks from the homes living space into the attic not by supply vents.
No insulation is installed on the attic side of the ceiling drywall.
An ERV (energy recovery vent) is installed in the attic to eliminate moisture build up.
System costs $10,000 more than installing R-30, fiberglass insulation.

Scenario 2:

Blown in fiberglass insulation is installed on the attic side of the ceiling drywall to the depth of 10" for an R-30.
The attic space is ventilated, soffit and roof vents are required.
Even with ventilation the attic space can reach 150 degrees in the summer months.
The air conditioning ductwork is installed in this hot attic space.
An ERV is not required.

Evaluation:
Scenario 1's foam insulation seals better against air infiltration, the ductwork in run through semi-conditioned space, requires an ERV, its R value is lower and it costs $10,000 more that scenario 2.

When both scenarios are evaluated by a Independent Certified Energy Rater taking into account all the various factors, they are considered equal.

Summary:
So you can pay $10,000 more for scenario 1 and the payback period is never. 

I'm not a proponent of spray foam attic insulation due to its cost and payback period but I do install spray foam if my homeowners request that we do so. After all, it's their home and my job to provide information and assistance but they make the final decisions.  

Saturday, March 21, 2015

Hire The Architect Or The Builder First?

Who should I hire first, the Architect or the Builder?

That's a question many home buyers ask before they embark on the home building process. We have our building lot, now what?

Over my 30+ years of building homes I've watched Clients proceed in both directions with quite different results. I'll start with the Client that hires the Architect or Plan Designer first. 

Architect First:

The problem with this approach, Client is left to deal with the Architect without feedback from a Builder. 

The Architect has no idea how much the home he is designing will cost. Most times he provides a cost per SF of living area that has little basis on actual market pricing.

Most Architects are hired to design commercial buildings and design very few residential homes. If that's the case, the Clients home will have more of a commercial building feel. If you decide to hire the Architect first, make sure he is a "Residential Architect".

Architects are artists and design really cool features but have no idea home much these exciting details will actually cost. Redesigning after the plans are completed when the Client discovers they can't afford them can really be expensive. 

The Architect isn't motivated to control the final building cost he's excited to see his cool design get built. 

Even if the Client asks a few Builders for check prices along the designing process, the Builders are motivated to provide the lowest quote possible as they know from experience:
1. Providing a more realistic estimate will eliminate them from consideration.
2. There isn't enough information to provide accurate pricing.
3. Any price they provide is submitted without an obligation to be accurate.

Client periodic meetings to review plans take months and months as the home gets larger and larger. Eventually the plans are completed and submitted to multiple Builders only to find out they can't afford the mansion they spent $10,000's designing. 

I can't tell you how many times I've seen this happened over my building career. The plans end up being thrown in the trash!

Submitting the plans to multiple Builders at this point isn't going to help you discover design flaws either. Can you imagine submitting the plans that you worked on for a year and spent $10,000's designing, so proud to display and one of the Builders telling you there are design flaws that will  require a re-draw? The Builder doesn't want to be eliminated from the project so he says nothing and builds it as drawn or tells you during construction when it will cost even more to fix it. 

Builder First:

Custom Home Builders have a team of professionals that they work with every day. Suppliers, Subcontractors, Interior Designers, Interior Architects, Landscape Architects and Residential Designers or Residential Architects. They are use to coordinating experts from entirely different fields.

That's important, as you want to hire someone that can bring together as many experts as possible to you custom home project. All these specialist see your home from a different perspective and Clients need an advocate that can manage this team. A good Builder will bring his team to bare early in the design process.

As soon as a Builder expects a team member to see an issue that is beyond their normal thinking, there is a problem. Expecting a painter to think "waterproofing", a framer to think "attic air flow" or a roofer to think "attic Ventilation" there is going to be a problem. THE BUILDER IS THE ONLY TEAM MEMBER THAT SEES THE ENTIRE PICTURE. That's why hiring the right Builder that has lots of experience is so vital. He knows from years of problem solving what to look out for. He knows because it's bit him in the butt before!

Bonus Room Over The Garage Challenge!

Bonus Room Over The Garage Challenge!

Sounds simple enough doesn't it? Deceptively simple, I reply.

Building a bonus room over a 3 car garage is easy. Doing it correctly is another thing!

We've all heard that it's cheap SF, in fact it's almost free! Well, it's less expensive than kitchen SF but certainly not free. There is also the cheap bowling alley method and the more sophisticated, expensive method. 

Frankly, it depends upon the intended use of the space. Bedroom, office, playroom, teenager hang out room or home theater are examples of what the space can be used for.

What make that building space so challenging?

1. There is attic space on 3 sides and a garage on the other.

2. Providing enough daylight.

3. The space is long and narrow.

4. Attic ventilation is more difficult to achieve. 

5. HVAC design.

6. Strange design ideas.

Let's take each issue, one at a time.

1. Summer attic temperatures in Central Florida can exceed 150 degrees F. Unlike most parts of a home, bonus rooms have attic space on three sides. Additionally, due to truss configuration they are difficult to insulate with fiberglass batts. Special care must be taken when insulating.

Though I'm not normally a fan of spray foam insulation, a bonus space over a garage is ideal for spray foam. Foam provides a high R value in a small space and normally you only have 4" in which to insulate. The thickness of the vertical truss 2x4 web.

The floor of the garage bonus, normally a has plenty of space to insulate with an R- 30 fiberglass batt but care must be taken to place insulation up against the bottom of the sub floor and not suspended below the floor sheathing leaving an unconditioned air space between the batt and the sub floor. 

2. Sure it's easy to position a single or double window at the far end of the room but that makes the room feel like a bowling alley. Other lighting options must be explored. The dreaded skylight that always leaks, dormer windows or some other light providing design. Doing it right is obviously more expensive.

The very last thing you want to do is install double french doors with an exterior balcony at the end of a bonus space. That's a guaranteed leaker! 

3.  The typical 3 car garage dimensions are 32' wide x 22' deep. When building a bonus room, the goal is to get maximum useable SF. Certainly not a ceiling height of 2' but something reasonable. I've stretched to a 4' height at the extremes.

The trick here is the interface between Architect, Homeowner, Builder and the truss manufacturer. There is a point of diminishing returns where the cost of engineering a longer truss or closing the spacing between them exceeds the benefit. This is where hiring the right building team comes in.

4. Attic ventilation is of particular concern with a bonus space above a garage. Most attic spaces are ventilated by air flowing into perimeter soffits, rising along the attic side of roof sheathing then exiting vents positioned toward the peak of the roof. Anything that blocks that air flow is a problem. An over heated attic space can cause a lot of issues from cooling of the interior bonus space to moisture removal.

As soon as a Builder expects a tradesman to see an issue that is beyond his normal thinking, there is a problem. Expecting a painter to think "waterproofing", a framer to think "attic air flow" or a roofer to think "attic Ventilation" there is going to be a problem. THE BUILDER IS THE ONLY TEAM MEMBER THAT SEE THE ENTIRE PICTURE. That's why hiring the right Builder that has years of experience is so vital. He knows from years of problem solving what to look out for. He know because it bit him in the butt before!

5. The best way to air condition bonus space is with it's own designated unit! It's difficult enough to condition living space that has attic space on 3 sides and a hot garage on the other, without tacking the bonus space air conditioning on to a system that is already cooling another part of the house. If you don't want to have a hot bonus space, better make sure it has it's own HVAC unit.

This is an area where the Builder has to bring the HVAC contractor into the the design early to avoid issues down the road. It's too late once the house is designed and the framing is complete. At that point, all the HVAC contractor can do is make the best of a bad set of options.

6.  Strange design ideas is another area of concern. I've seen dormer windows that are 2' wide drawn on plans by Architects. Why is that an issue you ask? A narrow dormer translates into a long unusable light-shaft in a bonus space. Depending upon the pitch of the roof, a poorly designed dormer can be a huge waste of space and an eyesore. Imagine a 3' wide space 10' long! I'm not talking about just one of these, picture 2-6 of these baby's! Now you get the picture! Big time ugly!

A dormer can be designed in such a way to make it wider so it can be a space with a desk or other useable area not some ugly unusable light shaft.

As you can see, a well designed bonus room is not just some after thought that is slapped on a home design at the last minute. It takes a team of dedicated members lead by an experienced Builder to do this correctly.








Friday, March 20, 2015

Save Big $$$ When You Sell Your Home!

Want to save big $$$ when you sell your home? Here's a little known tip.

A home inspection report won't directly help you with the buyer but it will save you lot's of money and stress. Before you place your old home on the market get a home inspection. The $300 inspector you hire will find all the little picky things a new buyers inspector would find anyway. The difference, you have time to fix them at your leisure. Additionally, imagine the Buyers reaction when his inspector tells him the dream home he is getting ready to buy has a clean inspection report?

Besides, according to the Buyers contract you are obligated to fix all the items his inspector finds up to 1 1/2% of the purchase price. You've waited months for the right buyer, why risk loosing the deal?

Let's put some number to this. I you sell $500,000 house you are on the hook for $7,500. 

It's the smart move to get an inspection before you even call a Realtor to list your home for sale.


Belle Isle, The Lakeside- Custom Built Home




Building a New Custom Home Is Fun!

Building a New Custom Home Is Fun!

Why does gambling in Las Vegas have such a wonderful reputation? Talk to anyone that has just returned from Vegas and ask them about their experience. We had a wonderful time! Did you gamble while you were there? Oh, yes! How did you do at the casino? The normal response, we won a little, came out ahead or we were ahead until the last day.

If the wife is out of ear shot the husband will say, I was ahead but my wife lost it on the last day.

How can everyone that goes to Las Vegas come home ahead or break even? Have you see that place? It's built on loosers!

Ask a friend that just bought a new car if they are happy with their purchase? The typical response, I love my car and I got a great deal! How can everyone that buys a new car get a great deal?

Whenever I go to a dealership I get an uneasy feeling, like a lamb being led to slaughter. Their process is so slick it looks like a game of "Three Card Monty". When I leave a dealership, I feel like I've been squeezed like a loaf of Wonder Bread!

It's difficult for me to believe that everyone is getting a great deal.

On the other hand, when people hear that you are having a new home built the typical reply is, I hope you have a solid marriage, good luck you'll need it or how are you getting along with you builder?

As a Builder I can't understand why Vegas and car buying have such a positive reputation and home building the complete opposite?

Why is it that people that gamble and buy new cars are only willing to talk about the experience in a positive manner and homebuyers are not?

Frankly, not all of the homeowners that buy a Regal Classic Home are ecstatic over the experience but many of our Clients are. Many have said, I've really enjoyed building our home and I'm going to miss this. 

Building a custom home is a major investment of time and money. Not everyone is geared for the experience. Clients that expect life to be perfect usually don't fair well.. 

It's an opportunity to dream a dream and then watch that dream become a reality. We build a prototype together. A one of a kind never been built before home. 

Even if the house plan has been built previously, the site conditions are different as well as all the Client selections. This is a one of a kind home.

Clients need to be good at negotiating win, wins. between their spouise as well as other members of the team.