What's a blower door test and why should my builder have one performed on my new home?
Can my home be built so tightly that it is too energy-efficient?
Should my home have a ventilation system that brings in fresh air from the outside and stale air out?
Why does my new home need a blower door test while my old one didn't?
What's and ERV?
Have an awesome day!
Mike
Custom home building-should I sellect a tankless water heater for my new home?
Tankless water heater's, it seems like almost every day I see an advertisement or an article touting how great they are! So what's the real story beyond all the hype? Are they all they're cracked up to be? Are they really energy-efficient? Am I my going to save lots of money if I install one in my home?
As a Orlando, custom homebuilder, I don't recommend a product because I'm going to make money on it, I recommend products to my homeowners because it's the right thing for them. That's not always the case when you talk to a salesman for a tankless water heating company. They may have their own agenda?
Read More..... Tankless Water Heaters
Read More- What type of water heater do I recommend
Have an awesome day!
Mike
Custom Homes- Select A Builder With A Heart
One never knows what impact a small gesture of kindness will have. I give out $10 gift certificates to the tradesmen on our job sites. I do this for encouragement and to thank them for a great job! Today, the woman that cleans the portable toilets visited our job site. The heat index was 110° today. You can Imagine what a portable toilets smells like on a hot day.
I wanted to thank her for a nice job so I gave her a gift certificate. She told me that nobody had ever thanked her for doing her job. A gift certificate was something she would never have expected. Michelle had tears streaming down her face in gratitude, I was touched. I made her day, she made my week. It's hard to imagine that such a small gesture could be so significant. Kind of makes you think......
I was raised to have the same respect for the CEO of a company as the janitor. Everyone in a building company is important, it's called a team.
Be more kind than necessary as it doesn't cost you anything, in fact it pays to be more than kind.
Have an awesome day!
Mike
Custom Homes- How About A Convection, Steam Oven?
Convection/Steam ovens are popular because they are so versatile. They brown, bake, roast, grill, steam defrost and even warm leftovers. Perhaps, one of the best feature of steam ovens, they are super fast!
A steam oven can cook a whole chicken in 20 minutes rather than the normal 2 hours. A 14 pound turkey cooks in just 90 minutes. Wow!
Read More- Convection/Steam Ovens
Have an awesome day!
Mike
Custom Home Building- 3 Tips For Choosing The Right House Plan
1. How much is this palace going to cost? You would think the answer is pretty straight forward wouldn't you? The real truth, it always cost more than you think it will. The on line plan companies don't really have a complete picture of what you want to do so their cost per SF is always way low. Local Architects aren't any better as they don't really know how much a completed home costs.
When you call around and ask various Custom Home Builders they know from experience if they tell you what they think your home will cost they will be eliminated because all the other Builders will quote low numbers so you select them to build your home. The solution, select a plan, provide detailed specifications and make sure the Builders perform a site visit to your property.
Read More- how to select a custom home builder?
Read More- How much per square foot?
2. What kind of building lot do you have? What are the subdivision covenants and restrictions for the community? What is the shape of the lot? The very last thing you want to do is invest in a building plan that doesn't fit on your lot. Read More- building lot considerations
3. Does the building plan meet the needs of your family? Can you imaging buying a home plan, building it then finding out it doesn't meet work for your family needs? Read More- how to design a custom home?
3 Tips For Selecting A Building Plan
Have an awesome day!
Mike
What Are The Most Important Potential Leak Areas When Constructing Or Replacing An Exterior Balcony Deck?
The critical areas of a 2nd floor exterior balcony deck:
1. Minimum ¼” per foot slope away from house to finished edge of deck.
2. Out-swing exterior doors with bumper thresholds or horizontal sliding glass doors, both with metal drain pans.
3. 4-6” step down from the finished floor to the top of the deck.
4. Minimize or zero deck penetrations.
5. Anti fracture membrane between floor tile and waterproof membrane.
6. Concrete balustrade with large drainage scuppers.
7. Support columns wrapped in self sealing peel and stick with sealed, precast caps.
8. Light colored tile to minimize expansion and contraction movement in the flooring.
9. Gutters and downspouts on roof areas above balcony deck.
10. Proper drainage plane behind stucco on vertical walls adjacent to deck.
11. 12” of waterproof deck membrane extending up the adjacent vertical walls with over lapping drainage plane from above wall.
12. Expansion joints in tile flooring max 400sf and length to width ratio 1:1.5.
13. 2x10" floor joists with ¾ “ T&G plywood subfloor, glued and screwed to joists.
14. Suspect all penetrations of adjacent vertical walls such as light fixtures, electrical outlets, hose bibs, Windows, doors etc.
15. Roof overhangs that protect the doors from weather.
A more detailed explaination:
1. The slope on the finished deck must be equal or greater than ¼”/ft per the building code and manufacturer requirements.
2. Out swing French doors with positive sealing bumper thresholds are a must. Along with metal drain pans installed under the doors. Any penetrations to the pan must be meticulously sealed with zero penetrations a big plus.
3. Due to local heavy rains and strong winds a 4-6” clear space between the interior floor and the finished deck level is required.
4. The more penetrations to the finished deck the more opportunity of future leaks. Surface mounted deck railings are a source of future leaks. Recommend concrete balustrade installation that sits on top and grouted to the tile decking.
5. An anti fracture membrane like Schluter “Detra” is a must with tile flooring.
6. Precast concrete railings normally comes with wide drainage scuppers that allow the deck water to drain quickly.
7. Support columns to hold up the balustrade must we sealed with a heavy peel and stick material, builders felt, wire lath then stucco. The lath fasteners will self seal by the peel and stick. Since the precast column caps are pours recommend applying 3 coats of clear sealer.
8. The darker the color of the finish flooring tile the greater the expansion and contraction. A black color is never recommended.
9. Keeping as much water off the deck is the goal here. Gutters and downspouts on the roofing areas above the deck is recommended with downs spouts directed off the deck rather than on to it.
10. Paint and stucco over frame is not waterproof, that's why the membrane (house wrap & building felt) behind the stucco lath is so important. That’s what we call the drainage plane. If the SF of vertical walls adjacent to the deck is limited, installing a self sealing peel and stick material would be best.
11. A high velocity, wind blown rain can cause water to back up into the living space and behind the stucco. Running the waterproof deck membrane up the vertical walls 12” prevents water from getting behind the stucco. Make sure the lath and weep screed fasteners are 6” above the finish floor of the deck.
12. Tile expansion joints per manufacturers recommendation. The tile work is going o expand and contract so providing flexible expansion joints will minimize tile cracks.
13. The subfloor supports the weight of the deck materials. 3/4” T&G plywood, set on 2x12's, performs better under potential moist conditions. Glue and screws addresses the possibility of the fasteners backing out and penetrating the waterproof membrane from below.
14. As I mentioned earlier, we are looking at pin holes that may cause a deck leak! Homeowner’s usually do a poor job maintaining there homes. Smart Custom Home Builder’s look ahead to prevent future issues.
15. Exterior doors are definitely a weak point and one of the first places to leak. Having significant protection from the weather is vital. A minimum of a 2' roof overhang in front of the doors is recommended as long a the overhang is only 16" above the top of the doors. If that distance is greater, even more overhang protection is required.
As you can see, there are a number of critical deck issues that can go wrong and above are only the most obvious. Exposed decks are not for risk adverse Owners or Builders.
Have an awesome day!
Mike
Part 12- How To Replace A Leaking 2nd Floor Balcony Deck & Make It Bullet Proof?
Photo above: Below deck, stained pine, tongue & groove ceiling.
Photo above: Evidence of staining from water leaks prior to deck replacement, painting to follow.
Deck replacement is now complete. Painting and gutter installation have yet to be accomplished by Owners. Entire exterior of home to be repainted and gutters installed in deck area. Gutter and downspout placement is vital with exterior balcony decks. Since deck leaks are a longterm issue, keeping as much water off the decks is important. Allowing a mass of water to race down roof valleys, driving moisture into the tile deck below just doesn't make sense.
Read More- Do I need gutter on my Florida home?
Have an awesome day!
Mike
Part 11- How To Replace A Leaking 2nd Floor Balcony Deck & Make It Bullet Proof?
Above Photo: Tile floor complete with grout, 2nd coat of sealer and concrete balustrade railing.
The floor is now complete and crack control joints installed. Why can't you see them? A void was left between the tile at control join locations. Caulk was provided in the joints and grout placed over the flexible caulking. This allows the floor to move without cracking the tile and the grout over the caulk makes the floor match the rest of the grout joints and look pretty.
Now one of the most important parts! Don't let anyone penetrate the deck! This job has concrete balustrade that is grouted to the tile. I purposely did not use wrought iron railings! I can't tell you how I have to fight with wrought iron railing installers. They all want to screw their railings to the deck. NOT! I know, they do it all the time but not on one of my homes!
Notice the drainage scuppers at the bottom of the precast railing. Positive drainage, I like that!
Do you see the precast caps on top of the column? I did that for a reason. It seals the top of the column better than stucco even though the columns are wrapper in peel and stick, self sealing membrane under the paper backed lath, material. I even had my guy seal the porous concrete column caps just in case. Ok, I'm particular but isn't that the kind of Builder you want to construct your Custom Home?
30 years of Building Custom Homes teaches me to think through what I'm doing. A balcony deck has to be almost perfect for it to last. I've learned many of my lessons the hard way and paid for them too, so you don't have to!
Have an awesome day!
Mike
Part 10- How To Replace A Leaking 2nd Floor Balcony Deck & Make It Bullet Proof?
Above: Floor tiles installed and grouted. Notice 1/4" fall per foot on deck. The exposed anti fracture membrane at the vertical wall will be covered with a trim piece of flashing as it cannot be exposed to UV rays.
After the tile was laid but before it was grouted the tile was sealed with a 1st coat. This make cleaning up the grout easier, then applied a 2nd coat in order to seal the grout & tile.
Have an awesome day!
Mike
Part 9- How To Replace A Leaking 2nd Floor Balcony Deck & Make It Bullet Proof?
Above Photo: Detra with thinset applied
Ok, now that we have the Detra Matt layed and the seam sealer applied, it's time to make sure the entire floor is level and doesn't have any lumps or humps. The tile installer applies a layer of unmodified thin set and prepares the floor for the final layer, the tile.
Notice in the photo how the stucco is applied with a new decorative band. After removing the old stucco up the side wall a new issue developed. How to add new stucco and have the texture match the existing. Frankly, it's impossible to exactly match the old texture with the new. I chose to cover the splice with a new decorative band on the top and install a weep screed on the bottom edge of the wall. This manages the matching issue, drainage plane and a splice that is easier to seal with paint and caulk at the top.
Have an awesome day!
Mike
How To Replace A Leaking 2nd Floor Balcony Deck & Make It Bullet Proof? Part 8
Above Photo: Schluter, Detra mat installed
Above Photo: Detra seam seal tape applied
What is Detra? It's an isolating, waterproofing, anti fracture and water drainage product. Wow, if it does all that it's an incredible product! Yes, it is an incredible product. It's also the 3rd waterproofing product applied as a suit of armor to this deck. Detra allows the finish flooring materials to be applied but insures that any movement of the tile flooring is isolated from the waterproofing layer. Any moisture that develops under the floor tile drains away from the deck and not allowed to sit on top of the waterproofing layer below. The little boxes allows for an excellent bonding of the thin set to the Detra.
Have an awesome day!
Mike
How To Replace A Leaking 2nd Floor Balcony Deck & Make It Bullet Proof? Part 7
Above Photo: These sliding glass doors are protected from the weather by a 2' roof overhang which is very important. 2nd layer of Protector Wrap waterproofing system applied over metal flashing and 1st layer of Protector Wrap. Notice, metal door pan lip under sliding glass doors is lapped over deck applied "L" flashing and anti fracture mat.
This sticky back, layer is a rubber type anti fracture membrane designed to isolate itself from the next layer of Detra mat. This is vital to keep expansion and contraction forces from tearing any of the waterproofing materials as the deck expands and contracts. Notice the top of this anti fracture mat is covered with felt to keep it from sticking to the next layer of materials. This allows waterproofing and drainage without damage to this anti fracture waterproofing material.
We really don't want to come back and replace this deck now do we? People like to say, "the Maytag repair man is lonely". Well, I can tell you, there's nothing lonelier than a Builder that is called back to fix a leaking balcony deck after all the trades are paid and moved onto the next job!
Have an awesome day?
Mike
How To Replace A Leaking 2nd Floor Balcony Deck & Make It Bullet Proof? Part 6
Above photo: 1st layer of 3 part waterproofing system being applied. Deck is primed first then sticky back Protecto Wrap is installed.
Above Photo: Protecto Wrap product
This system requires 3 separate waterproofing layers. The first layer is Protector Wrap glued to the plywood decking before the metal flashings are installed. The 2nd layer is an anti fracture material applied on top of the metal flashings and protecto Wrap. The 3rd layer is another anti fracture, waterproofing, drainage mat, called Detra by the Schluter Company. We want this to be bullet proof don't we?
My team says, I'm a pain in the neck but they also say, I want Mike to build my house!
Have an awesome day!
Mike
