BUILDINGADVISOR: PRACTICAL BUILDING & REMODELING ADVICEBUYING LANDHIRINGDESIGNESTIMATINGCONTRACTSFINANCE successful building and remodeling projects, from start to finish. We provide free, unbiased information to help you: Evaluate a building lot and buy it at the best price. Decide what work to do yourself, what to hire out. Negotiate successfully with sellers, designers, contractors, subs, and other professionals. Accurately estimate

project costs.

COST OF STEEP SITE FOUNDATIONS Steep-Site Building Costs. John writes: I thought that I got a good deal on a sloping lot near Austin, TX. Now, it turns out that the cost for just the slab foundation would be more than $100K, which I could not afford. I am considering hiring an excavator to clear the site and to reduce the slope, hoping that will lower the foundation cost. HOW TO CLEAN & STAIN WEATHERED REDWOOD SIDING For troublesome stains, mix a paste of three parts oxalic acid to one part water, and apply the paste with a brush or spackle knife. Let it sit for at least 15 minutes, then rinse off. For larger sections that need lightening, spray on oxalic acid, scrub it in with a non-metal scrub brush and let it BE YOUR OWN CONTRACTOR TO SAVE MONEY? PROS AND CONS Pros of being your own contractor. Can save 15% to 20% of construction costs (if all goes right) You maintain full control of the project and have a better chance of getting exactly what you want. If you hire good subcontractors, overall job quality will be good despite your

inexperience.

HOW TO BUILID CODE-COMPLIANT DECK RAILINGS & POSTS To meet code standards, the railings that span from post to post should be as sturdy as the posts themselves. To achieve the necessary strength, it’s best to use at least 2×6 railing, either flat or vertical. Use the longest pieces available, with a continuous length for each side of the deck, if possible. HOW TO DIAGNOSE & REPAIR ROTTED FRAMING? Most likely, you will want to tear out the damaged sheathing and rotted framing and replace the damaged pieces. If the studs are only damaged at the bottom, you may be able to leave them in place and “sister” a solid piece alongside for structural support. In either case, you will need to remove the sheathing or drywall to gain access. THE FINAL CHECK AND PUNCH LIST: WHEN TO PAY Steve Bliss, of BuildingAdvisor.com, responds: This sounds like some variation of a cost-plus-fixed-fee contract, but the issues are similar with any contract. As for when to pay the final check, retainage (or bonus, in this case), this is typically done at “ substantial completion ” HOW TO PREVENT CONDENSATION IN CATHEDRAL CEILING With moderate indoor humidity and a tight ceiling air barrier, you can use whatever type of insulation you want. If you have the headroom to place 1-2 in. foam boards below the joists, that’s a good way to go. If you use 1 in. foil-faced foam (R-6-7) plus a 6-in. R-19 batt, you’re getting close to the R-30 minimum for roof insulation HOW MUCH SLOPE FOR SEPTIC LINE? The sewer line should slope at least 1/4" per ft. from the house to the septic tank and from the tank to the leach field. Also avoid sags or sharp angles in the pipe to prevent blockage. For steep drops, a 45% slope is best. Read more ARE CRACKS IN CONCRETE SLAB NORMAL? A crack in a slab of 1/8 inch or less is typically a normal shrinkage crack and not a cause for concern. If the crack is larger or growing larger (an “active” crack), or one side of the crack is higher than the other, then you may need to have the work reviewed by a structural engineer. BUILDINGADVISOR: PRACTICAL BUILDING & REMODELING ADVICEBUYING LANDHIRINGDESIGNESTIMATINGCONTRACTSFINANCE successful building and remodeling projects, from start to finish. We provide free, unbiased information to help you: Evaluate a building lot and buy it at the best price. Decide what work to do yourself, what to hire out. Negotiate successfully with sellers, designers, contractors, subs, and other professionals. Accurately estimate

project costs.

COST OF STEEP SITE FOUNDATIONS Steep-Site Building Costs. John writes: I thought that I got a good deal on a sloping lot near Austin, TX. Now, it turns out that the cost for just the slab foundation would be more than $100K, which I could not afford. I am considering hiring an excavator to clear the site and to reduce the slope, hoping that will lower the foundation cost. HOW TO CLEAN & STAIN WEATHERED REDWOOD SIDING For troublesome stains, mix a paste of three parts oxalic acid to one part water, and apply the paste with a brush or spackle knife. Let it sit for at least 15 minutes, then rinse off. For larger sections that need lightening, spray on oxalic acid, scrub it in with a non-metal scrub brush and let it BE YOUR OWN CONTRACTOR TO SAVE MONEY? PROS AND CONS Pros of being your own contractor. Can save 15% to 20% of construction costs (if all goes right) You maintain full control of the project and have a better chance of getting exactly what you want. If you hire good subcontractors, overall job quality will be good despite your

inexperience.

HOW TO BUILID CODE-COMPLIANT DECK RAILINGS & POSTS To meet code standards, the railings that span from post to post should be as sturdy as the posts themselves. To achieve the necessary strength, it’s best to use at least 2×6 railing, either flat or vertical. Use the longest pieces available, with a continuous length for each side of the deck, if possible. HOW TO DIAGNOSE & REPAIR ROTTED FRAMING? Most likely, you will want to tear out the damaged sheathing and rotted framing and replace the damaged pieces. If the studs are only damaged at the bottom, you may be able to leave them in place and “sister” a solid piece alongside for structural support. In either case, you will need to remove the sheathing or drywall to gain access. THE FINAL CHECK AND PUNCH LIST: WHEN TO PAY Steve Bliss, of BuildingAdvisor.com, responds: This sounds like some variation of a cost-plus-fixed-fee contract, but the issues are similar with any contract. As for when to pay the final check, retainage (or bonus, in this case), this is typically done at “ substantial completion ” HOW TO PREVENT CONDENSATION IN CATHEDRAL CEILING With moderate indoor humidity and a tight ceiling air barrier, you can use whatever type of insulation you want. If you have the headroom to place 1-2 in. foam boards below the joists, that’s a good way to go. If you use 1 in. foil-faced foam (R-6-7) plus a 6-in. R-19 batt, you’re getting close to the R-30 minimum for roof insulation HOW MUCH SLOPE FOR SEPTIC LINE? The sewer line should slope at least 1/4" per ft. from the house to the septic tank and from the tank to the leach field. Also avoid sags or sharp angles in the pipe to prevent blockage. For steep drops, a 45% slope is best. Read more ARE CRACKS IN CONCRETE SLAB NORMAL? A crack in a slab of 1/8 inch or less is typically a normal shrinkage crack and not a cause for concern. If the crack is larger or growing larger (an “active” crack), or one side of the crack is higher than the other, then you may need to have the work reviewed by a structural engineer. COST OF STEEP SITE FOUNDATIONS Steep-Site Building Costs. John writes: I thought that I got a good deal on a sloping lot near Austin, TX. Now, it turns out that the cost for just the slab foundation would be more than $100K, which I could not afford. I am considering hiring an excavator to clear the site and to reduce the slope, hoping that will lower the foundation cost. BE YOUR OWN CONTRACTOR TO SAVE MONEY? PROS AND CONS Pros of being your own contractor. Can save 15% to 20% of construction costs (if all goes right) You maintain full control of the project and have a better chance of getting exactly what you want. If you hire good subcontractors, overall job quality will be good despite your

inexperience.

COST PLUS CONTRACTS FOR NEW HOMES So a 14% to 18% markup is more reasonable on a new home cost-plus contract. As with all things concerning numbers, the devil is in the details. The markup percentage is added to the contractor’s direct costs, typically materials, labor, and subcontractor costs THE FINAL CHECK AND PUNCH LIST: WHEN TO PAY Steve Bliss, of BuildingAdvisor.com, responds: This sounds like some variation of a cost-plus-fixed-fee contract, but the issues are similar with any contract. As for when to pay the final check, retainage (or bonus, in this case), this is typically done at “ substantial completion ” HOW LONG WILL A SEPTIC SYSTEM LAST? B. A: The average lifespan of a conventional septic system is 20 to 30 years. The 20- to 30-year life span, commonly cited in the industry, is for systems that were properly designed and built, well-maintained, and not overloaded. However, there are many factors that can reduce or increase a system’s useful life beyond that range. SUCCESS WITH EXTERIOR PAINTS & STAINS Oil-based primers. While oil-based paints aren’t widely used today, there are a few places where oil-based finishes may be preferable, especially for primers.On woods such as cedar and redwood with high levels of extractives, oil-based primers can be effective stain blockers, minimizing the “bleed-through” of the tannins that can stain the paint surface. BUILDING A ROOFTOP DECK OVER LIVING SPACE The roof deck surface should sloped away from the house a minimum 1/8 inch per foot so the water will drain and not “pond.”. The finished walking surface of the roof deck surface should be below the level of the interior floor by at least 1-1/2 inches. The roof deck should be properly flashed with a highly durable material that is FIXING BOUNCY AND SAGGING FLOORS Gary writes: The first and second floors in our house seem overly bouncy and sag toward the middle. How can we evaluate whether the floors need reinforcement and, if so, what is the best way to do this? Steve Bliss of BuildingAdvisor.com responds: If the floor is sagging visibly in the middle or is very bouncy, you may want to reinforce the floor to eliminate the sag and reduce the bounciness MODEL CONSTRUCTION CONTRACT FOR HOMEOWNERS MODEL CONSTRUCTION AGREEMENT. Key Clauses: Allow ances Scope of Work Exclusions Payment Schedule Completion Date Change Orders Back-Charges Insurance Warranty Termination Dispute Resolution. 1. PARTIES: This contract (hereinafter referred to as “Agreement”) is made ZIP SHEATHING VS. PLYWOOD & HOUSEWRAP? Huber manufactures the premium OSB products such as Advantech sheathing, which many builders prefer over plywood, due in part to quality problems they were seeing in plywood. Zip Sheathing can provide a very tight, weatherproof shell in one step. But the tape must be applied with care. The chief virtue of Zip System sheathing is

that it marries

BUILDINGADVISOR: PRACTICAL BUILDING & REMODELING ADVICEBUYING LANDHIRINGDESIGNESTIMATINGCONTRACTSFINANCE successful building and remodeling projects, from start to finish. We provide free, unbiased information to help you: Evaluate a building lot and buy it at the best price. Decide what work to do yourself, what to hire out. Negotiate successfully with sellers, designers, contractors, subs, and other professionals. Accurately estimate

project costs.

COST OF STEEP SITE FOUNDATIONS Steep-Site Building Costs. John writes: I thought that I got a good deal on a sloping lot near Austin, TX. Now, it turns out that the cost for just the slab foundation would be more than $100K, which I could not afford. I am considering hiring an excavator to clear the site and to reduce the slope, hoping that will lower the foundation cost. COST PLUS CONTRACTS FOR NEW HOMES So a 14% to 18% markup is more reasonable on a new home cost-plus contract. As with all things concerning numbers, the devil is in the details. The markup percentage is added to the contractor’s direct costs, typically materials, labor, and subcontractor costs HOW TO CLEAN & STAIN WEATHERED REDWOOD SIDING For troublesome stains, mix a paste of three parts oxalic acid to one part water, and apply the paste with a brush or spackle knife. Let it sit for at least 15 minutes, then rinse off. For larger sections that need lightening, spray on oxalic acid, scrub it in with a non-metal scrub brush and let it HOW TO DIAGNOSE & REPAIR ROTTED FRAMING? Most likely, you will want to tear out the damaged sheathing and rotted framing and replace the damaged pieces. If the studs are only damaged at the bottom, you may be able to leave them in place and “sister” a solid piece alongside for structural support. In either case, you will need to remove the sheathing or drywall to gain access. HOW TO BUILID CODE-COMPLIANT DECK RAILINGS & POSTS To meet code standards, the railings that span from post to post should be as sturdy as the posts themselves. To achieve the necessary strength, it’s best to use at least 2×6 railing, either flat or vertical. Use the longest pieces available, with a continuous length for each side of the deck, if possible. THE FINAL CHECK AND PUNCH LIST: WHEN TO PAY Steve Bliss, of BuildingAdvisor.com, responds: This sounds like some variation of a cost-plus-fixed-fee contract, but the issues are similar with any contract. As for when to pay the final check, retainage (or bonus, in this case), this is typically done at “ substantial completion ” FITTING DRAIN FIELD ON A SMALL LOT Fitting Drain Field On A Small Lot. Q: We are planning to sell our house on a 0.6 acre lot, and have been told that we need to replace the drain field before selling. However, there is nowhere on our site that qualifies due to modern regulations, which require the drain field to be at least 50 ft. from a stream and 100 ft. from a well. HOW MUCH SLOPE FOR SEPTIC LINE? The sewer line should slope at least 1/4" per ft. from the house to the septic tank and from the tank to the leach field. Also avoid sags or sharp angles in the pipe to prevent blockage. For steep drops, a 45% slope is best. Read more ARE CRACKS IN CONCRETE SLAB NORMAL? A crack in a slab of 1/8 inch or less is typically a normal shrinkage crack and not a cause for concern. If the crack is larger or growing larger (an “active” crack), or one side of the crack is higher than the other, then you may need to have the work reviewed by a structural engineer. BUILDINGADVISOR: PRACTICAL BUILDING & REMODELING ADVICEBUYING LANDHIRINGDESIGNESTIMATINGCONTRACTSFINANCE successful building and remodeling projects, from start to finish. We provide free, unbiased information to help you: Evaluate a building lot and buy it at the best price. Decide what work to do yourself, what to hire out. Negotiate successfully with sellers, designers, contractors, subs, and other professionals. Accurately estimate

project costs.

COST OF STEEP SITE FOUNDATIONS Steep-Site Building Costs. John writes: I thought that I got a good deal on a sloping lot near Austin, TX. Now, it turns out that the cost for just the slab foundation would be more than $100K, which I could not afford. I am considering hiring an excavator to clear the site and to reduce the slope, hoping that will lower the foundation cost. COST PLUS CONTRACTS FOR NEW HOMES So a 14% to 18% markup is more reasonable on a new home cost-plus contract. As with all things concerning numbers, the devil is in the details. The markup percentage is added to the contractor’s direct costs, typically materials, labor, and subcontractor costs HOW TO CLEAN & STAIN WEATHERED REDWOOD SIDING For troublesome stains, mix a paste of three parts oxalic acid to one part water, and apply the paste with a brush or spackle knife. Let it sit for at least 15 minutes, then rinse off. For larger sections that need lightening, spray on oxalic acid, scrub it in with a non-metal scrub brush and let it HOW TO DIAGNOSE & REPAIR ROTTED FRAMING? Most likely, you will want to tear out the damaged sheathing and rotted framing and replace the damaged pieces. If the studs are only damaged at the bottom, you may be able to leave them in place and “sister” a solid piece alongside for structural support. In either case, you will need to remove the sheathing or drywall to gain access. HOW TO BUILID CODE-COMPLIANT DECK RAILINGS & POSTS To meet code standards, the railings that span from post to post should be as sturdy as the posts themselves. To achieve the necessary strength, it’s best to use at least 2×6 railing, either flat or vertical. Use the longest pieces available, with a continuous length for each side of the deck, if possible. THE FINAL CHECK AND PUNCH LIST: WHEN TO PAY Steve Bliss, of BuildingAdvisor.com, responds: This sounds like some variation of a cost-plus-fixed-fee contract, but the issues are similar with any contract. As for when to pay the final check, retainage (or bonus, in this case), this is typically done at “ substantial completion ” FITTING DRAIN FIELD ON A SMALL LOT Fitting Drain Field On A Small Lot. Q: We are planning to sell our house on a 0.6 acre lot, and have been told that we need to replace the drain field before selling. However, there is nowhere on our site that qualifies due to modern regulations, which require the drain field to be at least 50 ft. from a stream and 100 ft. from a well. HOW MUCH SLOPE FOR SEPTIC LINE? The sewer line should slope at least 1/4" per ft. from the house to the septic tank and from the tank to the leach field. Also avoid sags or sharp angles in the pipe to prevent blockage. For steep drops, a 45% slope is best. Read more ARE CRACKS IN CONCRETE SLAB NORMAL? A crack in a slab of 1/8 inch or less is typically a normal shrinkage crack and not a cause for concern. If the crack is larger or growing larger (an “active” crack), or one side of the crack is higher than the other, then you may need to have the work reviewed by a structural engineer. MAGNESIUM-OXIDE WALLBOARD & SHEATHING A: Magnesium-oxide building products – sheathing, wallboard, siding, and other products such as SIPs– are very new in the U.S. so there is very little data on real-world performance, at least in the U.S. Most of the material is manufactured in China, where magnesium oxide is readily available. Magnesium-chloride cement panels offer many SEPTIC SYSTEMS-WHAT TO ASK BEFORE YOU BUY LAND Septic System Articles Soil And Perc Testing How A Septic System Works Septic System Maintenance NEW! Alternative Septic Systems. See Also Septic System FAQs View all LAND BUYING articles. If you are from an urban or suburban area and looking for land in the country, you’ll need to get up to speed on wells and septic systems. CAN I DESIGN & BUILD A HOME IN ANOTHER STATE? Designing and building a custom home is a stressful process for most people and this could add additional stress, especially if you want to be in direct control of the process. On the other hand, if you are comfortable delegating much of the responsibility to others and trust that they will get the job done to your satisfaction, then being APPEALING ASSESSMENT OF UNBUILDABLE LOT A steep site with a lot of ledge is buildable, but costly to develop. However, a lack of frontage and road access could make a lot unbuildable without obtaining an easement or right-of-way that may be difficult or impossible to obtain. Even if the lot is technically buildable, the legal and practical hurdles might be so high that the land has little value. BUILDING ON AN UNBUILDABLE LOT Steve Bliss, of BuildingAdvisor.com, responds: The place to start is by talking with the planning and zoning department in the local government — town, city, or county — that has jurisdiction over your property. Find out specifically who is saying that the lot is unbuildable and why — most likely the zoning department. SHOULD I PAY FOR AN ESTIMATE? Thom asks: Should I pay for a cost estimate?This is a remodel project of a kitchen and three baths. Steve Bliss of BuildingAdvisor.com responds: While most contractors advertise “Free Estimates,” some contractors charge a fee for estimates – especially higher-end contractors who often spend a lot of time preparing detailed estimates, plans, and specifications for jobs they may or may not DOWN PAYMENTS: WHAT'S FAIR? Maryland allows up to one-third of the contract price, while California limits the down payment to 10% of the job cost or $1,000, whichever is less. What’s fair? I don’t believe it’s reasonable to ask for a large down payment and to “front load” the budget, so the owner continually pays for work before it is completed. HOW MUCH SLOPE FOR SEPTIC LINE? The sewer line should slope at least 1/4" per ft. from the house to the septic tank and from the tank to the leach field. Also avoid sags or sharp angles in the pipe to prevent blockage. For steep drops, a 45% slope is best. Read more NOTCHING AND BORING JOISTS SAFELY No notches deeper than 1/6 the joist depth. No end notches (where the joist is supported) greater than 1/4 the joist depth. The length of a notch should not exceed 1/3 the joist depth. Do not make square or rectangular cutouts. Also avoid square cuts in notches — angled cuts are better, as shown. Square cuts tend to start cracks. HOW TO GET RID OF CARPENTER ANTS A very effective and non-toxic treatment for carpenter ants is boric acid, which you can buy at any hardware store. Sprinkle it liberally along the paths favored by the ants – behind and under kitchen appliances, for example. Liberal application of boric acid to stud bays and other framing spaces helps fight carpenter ants. BUILDINGADVISOR: PRACTICAL BUILDING & REMODELING ADVICEBUYING LANDHIRINGDESIGNESTIMATINGCONTRACTSFINANCE successful building and remodeling projects, from start to finish. We provide free, unbiased information to help you: Evaluate a building lot and buy it at the best price. Decide what work to do yourself, what to hire out. Negotiate successfully with sellers, designers, contractors, subs, and other professionals. Accurately estimate

project costs.

COST OF STEEP SITE FOUNDATIONS Steep-Site Building Costs. John writes: I thought that I got a good deal on a sloping lot near Austin, TX. Now, it turns out that the cost for just the slab foundation would be more than $100K, which I could not afford. I am considering hiring an excavator to clear the site and to reduce the slope, hoping that will lower the foundation cost. COST PLUS CONTRACTS FOR NEW HOMES So a 14% to 18% markup is more reasonable on a new home cost-plus contract. As with all things concerning numbers, the devil is in the details. The markup percentage is added to the contractor’s direct costs, typically materials, labor, and subcontractor costs HOW TO CLEAN & STAIN WEATHERED REDWOOD SIDING For troublesome stains, mix a paste of three parts oxalic acid to one part water, and apply the paste with a brush or spackle knife. Let it sit for at least 15 minutes, then rinse off. For larger sections that need lightening, spray on oxalic acid, scrub it in with a non-metal scrub brush and let it HOW TO DIAGNOSE & REPAIR ROTTED FRAMING? Most likely, you will want to tear out the damaged sheathing and rotted framing and replace the damaged pieces. If the studs are only damaged at the bottom, you may be able to leave them in place and “sister” a solid piece alongside for structural support. In either case, you will need to remove the sheathing or drywall to gain access. HOW TO BUILID CODE-COMPLIANT DECK RAILINGS & POSTS To meet code standards, the railings that span from post to post should be as sturdy as the posts themselves. To achieve the necessary strength, it’s best to use at least 2×6 railing, either flat or vertical. Use the longest pieces available, with a continuous length for each side of the deck, if possible. THE FINAL CHECK AND PUNCH LIST: WHEN TO PAY Steve Bliss, of BuildingAdvisor.com, responds: This sounds like some variation of a cost-plus-fixed-fee contract, but the issues are similar with any contract. As for when to pay the final check, retainage (or bonus, in this case), this is typically done at “ substantial completion ” FITTING DRAIN FIELD ON A SMALL LOT Fitting Drain Field On A Small Lot. Q: We are planning to sell our house on a 0.6 acre lot, and have been told that we need to replace the drain field before selling. However, there is nowhere on our site that qualifies due to modern regulations, which require the drain field to be at least 50 ft. from a stream and 100 ft. from a well. HOW MUCH SLOPE FOR SEPTIC LINE? The sewer line should slope at least 1/4" per ft. from the house to the septic tank and from the tank to the leach field. Also avoid sags or sharp angles in the pipe to prevent blockage. For steep drops, a 45% slope is best. Read more BUILDINGADVISOR: PRACTICAL BUILDING & REMODELING ADVICEBUYING LANDHIRINGDESIGNESTIMATINGCONTRACTSFINANCE successful building and remodeling projects, from start to finish. We provide free, unbiased information to help you: Evaluate a building lot and buy it at the best price. Decide what work to do yourself, what to hire out. Negotiate successfully with sellers, designers, contractors, subs, and other professionals. Accurately estimate

project costs.

COST OF STEEP SITE FOUNDATIONS Steep-Site Building Costs. John writes: I thought that I got a good deal on a sloping lot near Austin, TX. Now, it turns out that the cost for just the slab foundation would be more than $100K, which I could not afford. I am considering hiring an excavator to clear the site and to reduce the slope, hoping that will lower the foundation cost. COST PLUS CONTRACTS FOR NEW HOMES So a 14% to 18% markup is more reasonable on a new home cost-plus contract. As with all things concerning numbers, the devil is in the details. The markup percentage is added to the contractor’s direct costs, typically materials, labor, and subcontractor costs HOW TO CLEAN & STAIN WEATHERED REDWOOD SIDING For troublesome stains, mix a paste of three parts oxalic acid to one part water, and apply the paste with a brush or spackle knife. Let it sit for at least 15 minutes, then rinse off. For larger sections that need lightening, spray on oxalic acid, scrub it in with a non-metal scrub brush and let it HOW TO DIAGNOSE & REPAIR ROTTED FRAMING? Most likely, you will want to tear out the damaged sheathing and rotted framing and replace the damaged pieces. If the studs are only damaged at the bottom, you may be able to leave them in place and “sister” a solid piece alongside for structural support. In either case, you will need to remove the sheathing or drywall to gain access. HOW TO BUILID CODE-COMPLIANT DECK RAILINGS & POSTS To meet code standards, the railings that span from post to post should be as sturdy as the posts themselves. To achieve the necessary strength, it’s best to use at least 2×6 railing, either flat or vertical. Use the longest pieces available, with a continuous length for each side of the deck, if possible. THE FINAL CHECK AND PUNCH LIST: WHEN TO PAY Steve Bliss, of BuildingAdvisor.com, responds: This sounds like some variation of a cost-plus-fixed-fee contract, but the issues are similar with any contract. As for when to pay the final check, retainage (or bonus, in this case), this is typically done at “ substantial completion ” FITTING DRAIN FIELD ON A SMALL LOT Fitting Drain Field On A Small Lot. Q: We are planning to sell our house on a 0.6 acre lot, and have been told that we need to replace the drain field before selling. However, there is nowhere on our site that qualifies due to modern regulations, which require the drain field to be at least 50 ft. from a stream and 100 ft. from a well. HOW MUCH SLOPE FOR SEPTIC LINE? The sewer line should slope at least 1/4" per ft. from the house to the septic tank and from the tank to the leach field. Also avoid sags or sharp angles in the pipe to prevent blockage. For steep drops, a 45% slope is best. Read more ARE CRACKS IN CONCRETE SLAB NORMAL? A crack in a slab of 1/8 inch or less is typically a normal shrinkage crack and not a cause for concern. If the crack is larger or growing larger (an “active” crack), or one side of the crack is higher than the other, then you may need to have the work reviewed by a structural engineer. MAGNESIUM-OXIDE WALLBOARD & SHEATHING A: Magnesium-oxide building products – sheathing, wallboard, siding, and other products such as SIPs– are very new in the U.S. so there is very little data on real-world performance, at least in the U.S. Most of the material is manufactured in China, where magnesium oxide is readily available. Magnesium-chloride cement panels offer many CAN I DESIGN & BUILD A HOME IN ANOTHER STATE? Designing and building a custom home is a stressful process for most people and this could add additional stress, especially if you want to be in direct control of the process. On the other hand, if you are comfortable delegating much of the responsibility to others and trust that they will get the job done to your satisfaction, then being SEPTIC SYSTEMS-WHAT TO ASK BEFORE YOU BUY LAND Septic System Articles Soil And Perc Testing How A Septic System Works Septic System Maintenance NEW! Alternative Septic Systems. See Also Septic System FAQs View all LAND BUYING articles. If you are from an urban or suburban area and looking for land in the country, you’ll need to get up to speed on wells and septic systems. BUILDING ON AN UNBUILDABLE LOT Steve Bliss, of BuildingAdvisor.com, responds: The place to start is by talking with the planning and zoning department in the local government — town, city, or county — that has jurisdiction over your property. Find out specifically who is saying that the lot is unbuildable and why — most likely the zoning department. HOW MUCH SLOPE FOR SEPTIC LINE? The sewer line should slope at least 1/4" per ft. from the house to the septic tank and from the tank to the leach field. Also avoid sags or sharp angles in the pipe to prevent blockage. For steep drops, a 45% slope is best. Read more APPEALING ASSESSMENT OF UNBUILDABLE LOT A steep site with a lot of ledge is buildable, but costly to develop. However, a lack of frontage and road access could make a lot unbuildable without obtaining an easement or right-of-way that may be difficult or impossible to obtain. Even if the lot is technically buildable, the legal and practical hurdles might be so high that the land has little value. DOWN PAYMENTS: WHAT'S FAIR? Maryland allows up to one-third of the contract price, while California limits the down payment to 10% of the job cost or $1,000, whichever is less. What’s fair? I don’t believe it’s reasonable to ask for a large down payment and to “front load” the budget, so the owner continually pays for work before it is completed. NOTCHING AND BORING JOISTS SAFELY No notches deeper than 1/6 the joist depth. No end notches (where the joist is supported) greater than 1/4 the joist depth. The length of a notch should not exceed 1/3 the joist depth. Do not make square or rectangular cutouts. Also avoid square cuts in notches — angled cuts are better, as shown. Square cuts tend to start cracks. HOW TO GET RID OF CARPENTER ANTS A very effective and non-toxic treatment for carpenter ants is boric acid, which you can buy at any hardware store. Sprinkle it liberally along the paths favored by the ants – behind and under kitchen appliances, for example. Liberal application of boric acid to stud bays and other framing spaces helps fight carpenter ants. IS ATTIC AIR SEALING & INSULATION WORTH IT? A “home energy” company has proposed a solution that involves sealing air leaks in the bedroom ceilings/attic floor, sealing around the chimney, weatherizing the attic hatch, insulating a few roof areas that the builders missed, and adding cellulose to the rest of the attic to bring it up to R-60. They claim that their work should lower

our

BUILDINGADVISOR: PRACTICAL BUILDING & REMODELING ADVICEBUYING LANDHIRINGDESIGNESTIMATINGCONTRACTSFINANCE successful building and remodeling projects, from start to finish. We provide free, unbiased information to help you: Evaluate a building lot and buy it at the best price. Decide what work to do yourself, what to hire out. Negotiate successfully with sellers, designers, contractors, subs, and other professionals. Accurately estimate

project costs.

COST OF STEEP SITE FOUNDATIONS Steep-Site Building Costs. John writes: I thought that I got a good deal on a sloping lot near Austin, TX. Now, it turns out that the cost for just the slab foundation would be more than $100K, which I could not afford. I am considering hiring an excavator to clear the site and to reduce the slope, hoping that will lower the foundation cost. COST PLUS CONTRACTS FOR NEW HOMES So a 14% to 18% markup is more reasonable on a new home cost-plus contract. As with all things concerning numbers, the devil is in the details. The markup percentage is added to the contractor’s direct costs, typically materials, labor, and subcontractor costs HOW TO CLEAN & STAIN WEATHERED REDWOOD SIDING For troublesome stains, mix a paste of three parts oxalic acid to one part water, and apply the paste with a brush or spackle knife. Let it sit for at least 15 minutes, then rinse off. For larger sections that need lightening, spray on oxalic acid, scrub it in with a non-metal scrub brush and let it HOW TO DIAGNOSE & REPAIR ROTTED FRAMING? Most likely, you will want to tear out the damaged sheathing and rotted framing and replace the damaged pieces. If the studs are only damaged at the bottom, you may be able to leave them in place and “sister” a solid piece alongside for structural support. In either case, you will need to remove the sheathing or drywall to gain access. HOW TO BUILID CODE-COMPLIANT DECK RAILINGS & POSTS To meet code standards, the railings that span from post to post should be as sturdy as the posts themselves. To achieve the necessary strength, it’s best to use at least 2×6 railing, either flat or vertical. Use the longest pieces available, with a continuous length for each side of the deck, if possible. THE FINAL CHECK AND PUNCH LIST: WHEN TO PAY Steve Bliss, of BuildingAdvisor.com, responds: This sounds like some variation of a cost-plus-fixed-fee contract, but the issues are similar with any contract. As for when to pay the final check, retainage (or bonus, in this case), this is typically done at “ substantial completion ” FITTING DRAIN FIELD ON A SMALL LOT Fitting Drain Field On A Small Lot. Q: We are planning to sell our house on a 0.6 acre lot, and have been told that we need to replace the drain field before selling. However, there is nowhere on our site that qualifies due to modern regulations, which require the drain field to be at least 50 ft. from a stream and 100 ft. from a well. HOW MUCH SLOPE FOR SEPTIC LINE? The sewer line should slope at least 1/4" per ft. from the house to the septic tank and from the tank to the leach field. Also avoid sags or sharp angles in the pipe to prevent blockage. For steep drops, a 45% slope is best. Read more ARE CRACKS IN CONCRETE SLAB NORMAL? A crack in a slab of 1/8 inch or less is typically a normal shrinkage crack and not a cause for concern. If the crack is larger or growing larger (an “active” crack), or one side of the crack is higher than the other, then you may need to have the work reviewed by a structural engineer. BUILDINGADVISOR: PRACTICAL BUILDING & REMODELING ADVICEBUYING LANDHIRINGDESIGNESTIMATINGCONTRACTSFINANCE successful building and remodeling projects, from start to finish. We provide free, unbiased information to help you: Evaluate a building lot and buy it at the best price. Decide what work to do yourself, what to hire out. Negotiate successfully with sellers, designers, contractors, subs, and other professionals. Accurately estimate

project costs.

COST OF STEEP SITE FOUNDATIONS Steep-Site Building Costs. John writes: I thought that I got a good deal on a sloping lot near Austin, TX. Now, it turns out that the cost for just the slab foundation would be more than $100K, which I could not afford. I am considering hiring an excavator to clear the site and to reduce the slope, hoping that will lower the foundation cost. COST PLUS CONTRACTS FOR NEW HOMES So a 14% to 18% markup is more reasonable on a new home cost-plus contract. As with all things concerning numbers, the devil is in the details. The markup percentage is added to the contractor’s direct costs, typically materials, labor, and subcontractor costs HOW TO CLEAN & STAIN WEATHERED REDWOOD SIDING For troublesome stains, mix a paste of three parts oxalic acid to one part water, and apply the paste with a brush or spackle knife. Let it sit for at least 15 minutes, then rinse off. For larger sections that need lightening, spray on oxalic acid, scrub it in with a non-metal scrub brush and let it HOW TO DIAGNOSE & REPAIR ROTTED FRAMING? Most likely, you will want to tear out the damaged sheathing and rotted framing and replace the damaged pieces. If the studs are only damaged at the bottom, you may be able to leave them in place and “sister” a solid piece alongside for structural support. In either case, you will need to remove the sheathing or drywall to gain access. HOW TO BUILID CODE-COMPLIANT DECK RAILINGS & POSTS To meet code standards, the railings that span from post to post should be as sturdy as the posts themselves. To achieve the necessary strength, it’s best to use at least 2×6 railing, either flat or vertical. Use the longest pieces available, with a continuous length for each side of the deck, if possible. THE FINAL CHECK AND PUNCH LIST: WHEN TO PAY Steve Bliss, of BuildingAdvisor.com, responds: This sounds like some variation of a cost-plus-fixed-fee contract, but the issues are similar with any contract. As for when to pay the final check, retainage (or bonus, in this case), this is typically done at “ substantial completion ” FITTING DRAIN FIELD ON A SMALL LOT Fitting Drain Field On A Small Lot. Q: We are planning to sell our house on a 0.6 acre lot, and have been told that we need to replace the drain field before selling. However, there is nowhere on our site that qualifies due to modern regulations, which require the drain field to be at least 50 ft. from a stream and 100 ft. from a well. HOW MUCH SLOPE FOR SEPTIC LINE? The sewer line should slope at least 1/4" per ft. from the house to the septic tank and from the tank to the leach field. Also avoid sags or sharp angles in the pipe to prevent blockage. For steep drops, a 45% slope is best. Read more ARE CRACKS IN CONCRETE SLAB NORMAL? A crack in a slab of 1/8 inch or less is typically a normal shrinkage crack and not a cause for concern. If the crack is larger or growing larger (an “active” crack), or one side of the crack is higher than the other, then you may need to have the work reviewed by a structural engineer. MAGNESIUM-OXIDE WALLBOARD & SHEATHING A: Magnesium-oxide building products – sheathing, wallboard, siding, and other products such as SIPs– are very new in the U.S. so there is very little data on real-world performance, at least in the U.S. Most of the material is manufactured in China, where magnesium oxide is readily available. Magnesium-chloride cement panels offer many CAN I DESIGN & BUILD A HOME IN ANOTHER STATE? Designing and building a custom home is a stressful process for most people and this could add additional stress, especially if you want to be in direct control of the process. On the other hand, if you are comfortable delegating much of the responsibility to others and trust that they will get the job done to your satisfaction, then being SEPTIC SYSTEMS-WHAT TO ASK BEFORE YOU BUY LAND Septic System Articles Soil And Perc Testing How A Septic System Works Septic System Maintenance NEW! Alternative Septic Systems. See Also Septic System FAQs View all LAND BUYING articles. If you are from an urban or suburban area and looking for land in the country, you’ll need to get up to speed on wells and septic systems. BUILDING ON AN UNBUILDABLE LOT Steve Bliss, of BuildingAdvisor.com, responds: The place to start is by talking with the planning and zoning department in the local government — town, city, or county — that has jurisdiction over your property. Find out specifically who is saying that the lot is unbuildable and why — most likely the zoning department. HOW MUCH SLOPE FOR SEPTIC LINE? The sewer line should slope at least 1/4" per ft. from the house to the septic tank and from the tank to the leach field. Also avoid sags or sharp angles in the pipe to prevent blockage. For steep drops, a 45% slope is best. Read more APPEALING ASSESSMENT OF UNBUILDABLE LOT A steep site with a lot of ledge is buildable, but costly to develop. However, a lack of frontage and road access could make a lot unbuildable without obtaining an easement or right-of-way that may be difficult or impossible to obtain. Even if the lot is technically buildable, the legal and practical hurdles might be so high that the land has little value. DOWN PAYMENTS: WHAT'S FAIR? Maryland allows up to one-third of the contract price, while California limits the down payment to 10% of the job cost or $1,000, whichever is less. What’s fair? I don’t believe it’s reasonable to ask for a large down payment and to “front load” the budget, so the owner continually pays for work before it is completed. NOTCHING AND BORING JOISTS SAFELY No notches deeper than 1/6 the joist depth. No end notches (where the joist is supported) greater than 1/4 the joist depth. The length of a notch should not exceed 1/3 the joist depth. Do not make square or rectangular cutouts. Also avoid square cuts in notches — angled cuts are better, as shown. Square cuts tend to start cracks. HOW TO GET RID OF CARPENTER ANTS A very effective and non-toxic treatment for carpenter ants is boric acid, which you can buy at any hardware store. Sprinkle it liberally along the paths favored by the ants – behind and under kitchen appliances, for example. Liberal application of boric acid to stud bays and other framing spaces helps fight carpenter ants. IS ATTIC AIR SEALING & INSULATION WORTH IT? A “home energy” company has proposed a solution that involves sealing air leaks in the bedroom ceilings/attic floor, sealing around the chimney, weatherizing the attic hatch, insulating a few roof areas that the builders missed, and adding cellulose to the rest of the attic to bring it up to R-60. They claim that their work should lower

our

BUILDINGADVISOR: PRACTICAL BUILDING & REMODELING ADVICEBUYING LANDHIRINGDESIGNESTIMATINGCONTRACTSFINANCE successful building and remodeling projects, from start to finish. We provide free, unbiased information to help you: Evaluate a building lot and buy it at the best price. Decide what work to do yourself, what to hire out. Negotiate successfully with sellers, designers, contractors, subs, and other professionals. Accurately estimate

project costs.

COST OF STEEP SITE FOUNDATIONS Steep-Site Building Costs. John writes: I thought that I got a good deal on a sloping lot near Austin, TX. Now, it turns out that the cost for just the slab foundation would be more than $100K, which I could not afford. I am considering hiring an excavator to clear the site and to reduce the slope, hoping that will lower the foundation cost. HOW TO CLEAN & STAIN WEATHERED REDWOOD SIDING For troublesome stains, mix a paste of three parts oxalic acid to one part water, and apply the paste with a brush or spackle knife. Let it sit for at least 15 minutes, then rinse off. For larger sections that need lightening, spray on oxalic acid, scrub it in with a non-metal scrub brush and let it BUILDING ON AN UNBUILDABLE LOT Steve Bliss, of BuildingAdvisor.com, responds: The place to start is by talking with the planning and zoning department in the local government — town, city, or county — that has jurisdiction over your property. Find out specifically who is saying that the lot is unbuildable and why — most likely the zoning department. HOW TO FIRE A CONTRACTOR AND NOT PUT YOURSELF AT RISK In most construction contracts, you have the right to terminate “for cause” if the contractor significantly fails to comply with the terms of the contract, which includes following the plans, using proper building techniques, and meeting reasonable quality standards. The breach of contract must be significant for courts to support

termination.

HOW TO DIAGNOSE & REPAIR ROTTED FRAMING? Most likely, you will want to tear out the damaged sheathing and rotted framing and replace the damaged pieces. If the studs are only damaged at the bottom, you may be able to leave them in place and “sister” a solid piece alongside for structural support. In either case, you will need to remove the sheathing or drywall to gain access. FIXING BOUNCY AND SAGGING FLOORS Gary writes: The first and second floors in our house seem overly bouncy and sag toward the middle. How can we evaluate whether the floors need reinforcement and, if so, what is the best way to do this? Steve Bliss of BuildingAdvisor.com responds: If the floor is sagging visibly in the middle or is very bouncy, you may want to reinforce the floor to eliminate the sag and reduce the bounciness HOW TO STOP LEAK ONTO GARAGE FLOOR? On the exterior, that would probably require pressure washing. Then use a stiff wire brush and vacuum to remove any residue. On the interior, a hose or sponge would probably work, followed by the wire brush. Then you will need a high-grade, flexible sealant formulated for use with concrete. Avoid concrete sealants that are

“self-leveling

HOW TO BUILID CODE-COMPLIANT DECK RAILINGS & POSTS To meet code standards, the railings that span from post to post should be as sturdy as the posts themselves. To achieve the necessary strength, it’s best to use at least 2×6 railing, either flat or vertical. Use the longest pieces available, with a continuous length for each side of the deck, if possible. ARE CRACKS IN CONCRETE SLAB NORMAL? A crack in a slab of 1/8 inch or less is typically a normal shrinkage crack and not a cause for concern. If the crack is larger or growing larger (an “active” crack), or one side of the crack is higher than the other, then you may need to have the work reviewed by a structural engineer. BUILDINGADVISOR: PRACTICAL BUILDING & REMODELING ADVICEBUYING LANDHIRINGDESIGNESTIMATINGCONTRACTSFINANCE successful building and remodeling projects, from start to finish. We provide free, unbiased information to help you: Evaluate a building lot and buy it at the best price. Decide what work to do yourself, what to hire out. Negotiate successfully with sellers, designers, contractors, subs, and other professionals. Accurately estimate

project costs.

COST OF STEEP SITE FOUNDATIONS Steep-Site Building Costs. John writes: I thought that I got a good deal on a sloping lot near Austin, TX. Now, it turns out that the cost for just the slab foundation would be more than $100K, which I could not afford. I am considering hiring an excavator to clear the site and to reduce the slope, hoping that will lower the foundation cost. HOW TO CLEAN & STAIN WEATHERED REDWOOD SIDING For troublesome stains, mix a paste of three parts oxalic acid to one part water, and apply the paste with a brush or spackle knife. Let it sit for at least 15 minutes, then rinse off. For larger sections that need lightening, spray on oxalic acid, scrub it in with a non-metal scrub brush and let it BUILDING ON AN UNBUILDABLE LOT Steve Bliss, of BuildingAdvisor.com, responds: The place to start is by talking with the planning and zoning department in the local government — town, city, or county — that has jurisdiction over your property. Find out specifically who is saying that the lot is unbuildable and why — most likely the zoning department. HOW TO FIRE A CONTRACTOR AND NOT PUT YOURSELF AT RISK In most construction contracts, you have the right to terminate “for cause” if the contractor significantly fails to comply with the terms of the contract, which includes following the plans, using proper building techniques, and meeting reasonable quality standards. The breach of contract must be significant for courts to support

termination.

HOW TO DIAGNOSE & REPAIR ROTTED FRAMING? Most likely, you will want to tear out the damaged sheathing and rotted framing and replace the damaged pieces. If the studs are only damaged at the bottom, you may be able to leave them in place and “sister” a solid piece alongside for structural support. In either case, you will need to remove the sheathing or drywall to gain access. FIXING BOUNCY AND SAGGING FLOORS Gary writes: The first and second floors in our house seem overly bouncy and sag toward the middle. How can we evaluate whether the floors need reinforcement and, if so, what is the best way to do this? Steve Bliss of BuildingAdvisor.com responds: If the floor is sagging visibly in the middle or is very bouncy, you may want to reinforce the floor to eliminate the sag and reduce the bounciness HOW TO STOP LEAK ONTO GARAGE FLOOR? On the exterior, that would probably require pressure washing. Then use a stiff wire brush and vacuum to remove any residue. On the interior, a hose or sponge would probably work, followed by the wire brush. Then you will need a high-grade, flexible sealant formulated for use with concrete. Avoid concrete sealants that are

“self-leveling

HOW TO BUILID CODE-COMPLIANT DECK RAILINGS & POSTS To meet code standards, the railings that span from post to post should be as sturdy as the posts themselves. To achieve the necessary strength, it’s best to use at least 2×6 railing, either flat or vertical. Use the longest pieces available, with a continuous length for each side of the deck, if possible. ARE CRACKS IN CONCRETE SLAB NORMAL? A crack in a slab of 1/8 inch or less is typically a normal shrinkage crack and not a cause for concern. If the crack is larger or growing larger (an “active” crack), or one side of the crack is higher than the other, then you may need to have the work reviewed by a structural engineer. BUILDING ON FILLED LAND Building on Filled Land. Mike writes: I purchased a lot that was owned by the city I live in. Years ago the city used the lot as a dump for tree stumps, chunks of concrete, brick, and cut logs. The builder discovered the fill when excavating for the foundation. Since he could not build on top of this, he had to dig much deeper and use much more HOW TO STOP LEAK ONTO GARAGE FLOOR? Q: We recently purchased a property that has an old detached garage on it. Water is leaking into the garage all around the perimeter at the bottom of the wall (first photo). The garage is slab-on-grade construction with a 12-in.-high concrete stem wall placed on top of

the slab.

MAGNESIUM-OXIDE WALLBOARD & SHEATHING A: Magnesium-oxide building products – sheathing, wallboard, siding, and other products such as SIPs– are very new in the U.S. so there is very little data on real-world performance, at least in the U.S. Most of the material is manufactured in China, where magnesium oxide is readily available. Magnesium-chloride cement panels offer many COST PLUS CONTRACTS FOR NEW HOMES So a 14% to 18% markup is more reasonable on a new home cost-plus contract. As with all things concerning numbers, the devil is in the details. The markup percentage is added to the contractor’s direct costs, typically materials, labor, and subcontractor costs ATTACHING DECK RAILINGS TO POSTS A typical connection for the railing to post is shown in the diagram below. It uses a 2×6 or 5/4 top rail attached to each post top with three 3” screws or three 16d nails. Additional fasteners into the horizontal 2×4 would add additional strength. CLICK TO ENLARGE In its prescriptive guide to wood decks, the American Wood Council HOW TO INSTALL TWO-PLY ROOF UNDERLAYMENT? The standard approach for two-ply roofing underlayment is to lap a 36-inch roll by 19 inches. The lap is half the width of the roll, plus one extra inch for” headlap”. This provides two plies across the entire roof with three plies at the “headlap”. Heavy-weight two-ply underlayment, installed this way, is widely considered to be

the

DOWN PAYMENTS: WHAT'S FAIR? Maryland allows up to one-third of the contract price, while California limits the down payment to 10% of the job cost or $1,000, whichever is less. What’s fair? I don’t believe it’s reasonable to ask for a large down payment and to “front load” the budget, so the owner continually pays for work before it is completed. NOTCHING AND BORING JOISTS SAFELY No notches deeper than 1/6 the joist depth. No end notches (where the joist is supported) greater than 1/4 the joist depth. The length of a notch should not exceed 1/3 the joist depth. Do not make square or rectangular cutouts. Also avoid square cuts in notches — angled cuts are better, as shown. Square cuts tend to start cracks. FITTING DRAIN FIELD ON A SMALL LOT Fitting Drain Field On A Small Lot. Q: We are planning to sell our house on a 0.6 acre lot, and have been told that we need to replace the drain field before selling. However, there is nowhere on our site that qualifies due to modern regulations, which require the drain field to be at least 50 ft. from a stream and 100 ft. from a well. IS TYVEK BETTER THAN FELT PAPER? CRITICAL INTALLATION DETAILS Many contractors find the 10-ft-wide rolls of lightweight plastic housewrap more convenient to install than heavy 3-ft-wide rolls of asphalt felt. Also plastic housewrap remains flexible in the cold and is less likely to tear than felt paper. Some find the narrow width and greater rigidity of asphalt felt an advantage. BUILDINGADVISOR: PRACTICAL BUILDING & REMODELING ADVICEBUYING LANDHIRINGDESIGNESTIMATINGCONTRACTSFINANCE successful building and remodeling projects, from start to finish. We provide free, unbiased information to help you: Evaluate a building lot and buy it at the best price. Decide what work to do yourself, what to hire out. Negotiate successfully with sellers, designers, contractors, subs, and other professionals. Accurately estimate

project costs.

COST OF STEEP SITE FOUNDATIONS Steep-Site Building Costs. John writes: I thought that I got a good deal on a sloping lot near Austin, TX. Now, it turns out that the cost for just the slab foundation would be more than $100K, which I could not afford. I am considering hiring an excavator to clear the site and to reduce the slope, hoping that will lower the foundation cost. COST PLUS CONTRACTS FOR NEW HOMES So a 14% to 18% markup is more reasonable on a new home cost-plus contract. As with all things concerning numbers, the devil is in the details. The markup percentage is added to the contractor’s direct costs, typically materials, labor, and subcontractor costs HOW TO CLEAN & STAIN WEATHERED REDWOOD SIDING For troublesome stains, mix a paste of three parts oxalic acid to one part water, and apply the paste with a brush or spackle knife. Let it sit for at least 15 minutes, then rinse off. For larger sections that need lightening, spray on oxalic acid, scrub it in with a non-metal scrub brush and let it HOW TO FIRE A CONTRACTOR AND NOT PUT YOURSELF AT RISK In most construction contracts, you have the right to terminate “for cause” if the contractor significantly fails to comply with the terms of the contract, which includes following the plans, using proper building techniques, and meeting reasonable quality standards. The breach of contract must be significant for courts to support

termination.

HOW TO DIAGNOSE & REPAIR ROTTED FRAMING? Most likely, you will want to tear out the damaged sheathing and rotted framing and replace the damaged pieces. If the studs are only damaged at the bottom, you may be able to leave them in place and “sister” a solid piece alongside for structural support. In either case, you will need to remove the sheathing or drywall to gain access. HOW TO BUILID CODE-COMPLIANT DECK RAILINGS & POSTS To meet code standards, the railings that span from post to post should be as sturdy as the posts themselves. To achieve the necessary strength, it’s best to use at least 2×6 railing, either flat or vertical. Use the longest pieces available, with a continuous length for each side of the deck, if possible. BEST ROOFING FOR THE PACIFIC NORTHWEST Jean writes: I have a concrete tile roof and live in the Pacific Northwest where we have a lot of moss on our roofs. Over the years, the moss removal folk have broken many of my concrete tiles and we no longer can get replacements. The roof is 30 years old, and I am wondering if I should just remove it and get a composite or asphalt

shingle roof.

HOW MUCH SLOPE FOR SEPTIC LINE? The sewer line should slope at least 1/4" per ft. from the house to the septic tank and from the tank to the leach field. Also avoid sags or sharp angles in the pipe to prevent blockage. For steep drops, a 45% slope is best. Read more FITTING DRAIN FIELD ON A SMALL LOT Fitting Drain Field On A Small Lot. Q: We are planning to sell our house on a 0.6 acre lot, and have been told that we need to replace the drain field before selling. However, there is nowhere on our site that qualifies due to modern regulations, which require the drain field to be at least 50 ft. from a stream and 100 ft. from a well. BUILDINGADVISOR: PRACTICAL BUILDING & REMODELING ADVICEBUYING LANDHIRINGDESIGNESTIMATINGCONTRACTSFINANCE successful building and remodeling projects, from start to finish. We provide free, unbiased information to help you: Evaluate a building lot and buy it at the best price. Decide what work to do yourself, what to hire out. Negotiate successfully with sellers, designers, contractors, subs, and other professionals. Accurately estimate

project costs.

COST OF STEEP SITE FOUNDATIONS Steep-Site Building Costs. John writes: I thought that I got a good deal on a sloping lot near Austin, TX. Now, it turns out that the cost for just the slab foundation would be more than $100K, which I could not afford. I am considering hiring an excavator to clear the site and to reduce the slope, hoping that will lower the foundation cost. COST PLUS CONTRACTS FOR NEW HOMES So a 14% to 18% markup is more reasonable on a new home cost-plus contract. As with all things concerning numbers, the devil is in the details. The markup percentage is added to the contractor’s direct costs, typically materials, labor, and subcontractor costs HOW TO CLEAN & STAIN WEATHERED REDWOOD SIDING For troublesome stains, mix a paste of three parts oxalic acid to one part water, and apply the paste with a brush or spackle knife. Let it sit for at least 15 minutes, then rinse off. For larger sections that need lightening, spray on oxalic acid, scrub it in with a non-metal scrub brush and let it HOW TO FIRE A CONTRACTOR AND NOT PUT YOURSELF AT RISK In most construction contracts, you have the right to terminate “for cause” if the contractor significantly fails to comply with the terms of the contract, which includes following the plans, using proper building techniques, and meeting reasonable quality standards. The breach of contract must be significant for courts to support

termination.

HOW TO DIAGNOSE & REPAIR ROTTED FRAMING? Most likely, you will want to tear out the damaged sheathing and rotted framing and replace the damaged pieces. If the studs are only damaged at the bottom, you may be able to leave them in place and “sister” a solid piece alongside for structural support. In either case, you will need to remove the sheathing or drywall to gain access. HOW TO BUILID CODE-COMPLIANT DECK RAILINGS & POSTS To meet code standards, the railings that span from post to post should be as sturdy as the posts themselves. To achieve the necessary strength, it’s best to use at least 2×6 railing, either flat or vertical. Use the longest pieces available, with a continuous length for each side of the deck, if possible. BEST ROOFING FOR THE PACIFIC NORTHWEST Jean writes: I have a concrete tile roof and live in the Pacific Northwest where we have a lot of moss on our roofs. Over the years, the moss removal folk have broken many of my concrete tiles and we no longer can get replacements. The roof is 30 years old, and I am wondering if I should just remove it and get a composite or asphalt

shingle roof.

HOW MUCH SLOPE FOR SEPTIC LINE? The sewer line should slope at least 1/4" per ft. from the house to the septic tank and from the tank to the leach field. Also avoid sags or sharp angles in the pipe to prevent blockage. For steep drops, a 45% slope is best. Read more FITTING DRAIN FIELD ON A SMALL LOT Fitting Drain Field On A Small Lot. Q: We are planning to sell our house on a 0.6 acre lot, and have been told that we need to replace the drain field before selling. However, there is nowhere on our site that qualifies due to modern regulations, which require the drain field to be at least 50 ft. from a stream and 100 ft. from a well. DECK FRAMING MATERIALS DECK FRAMING MATERIALS. Most builders choose pressure-treated lumber for the structural framework because of its low cost and high durability. At this time there are few viable alternatives. However, composite and synthetic products are beginning to enter the market and are worth considering, especially for environmentally sensitive sites,

such

MAGNESIUM-OXIDE WALLBOARD & SHEATHING A: Magnesium-oxide building products – sheathing, wallboard, siding, and other products such as SIPs– are very new in the U.S. so there is very little data on real-world performance, at least in the U.S. Most of the material is manufactured in China, where magnesium oxide is readily available. Magnesium-chloride cement panels offer many SEPTIC SYSTEMS-WHAT TO ASK BEFORE YOU BUY LAND Septic System Articles Soil And Perc Testing How A Septic System Works Septic System Maintenance NEW! Alternative Septic Systems. See Also Septic System FAQs View all LAND BUYING articles. If you are from an urban or suburban area and looking for land in the country, you’ll need to get up to speed on wells and septic systems. CAN I DESIGN & BUILD A HOME IN ANOTHER STATE? Designing and building a custom home is a stressful process for most people and this could add additional stress, especially if you want to be in direct control of the process. On the other hand, if you are comfortable delegating much of the responsibility to others and trust that they will get the job done to your satisfaction, then being APPEALING ASSESSMENT OF UNBUILDABLE LOT A steep site with a lot of ledge is buildable, but costly to develop. However, a lack of frontage and road access could make a lot unbuildable without obtaining an easement or right-of-way that may be difficult or impossible to obtain. Even if the lot is technically buildable, the legal and practical hurdles might be so high that the land has little value. HOW MUCH SLOPE FOR SEPTIC LINE? The sewer line should slope at least 1/4" per ft. from the house to the septic tank and from the tank to the leach field. Also avoid sags or sharp angles in the pipe to prevent blockage. For steep drops, a 45% slope is best. Read more THE FINAL CHECK AND PUNCH LIST: WHEN TO PAY Steve Bliss, of BuildingAdvisor.com, responds: This sounds like some variation of a cost-plus-fixed-fee contract, but the issues are similar with any contract. As for when to pay the final check, retainage (or bonus, in this case), this is typically done at “ substantial completion ” DOWN PAYMENTS: WHAT'S FAIR? Maryland allows up to one-third of the contract price, while California limits the down payment to 10% of the job cost or $1,000, whichever is less. What’s fair? I don’t believe it’s reasonable to ask for a large down payment and to “front load” the budget, so the owner continually pays for work before it is completed. HOW TO GET RID OF CARPENTER ANTS A very effective and non-toxic treatment for carpenter ants is boric acid, which you can buy at any hardware store. Sprinkle it liberally along the paths favored by the ants – behind and under kitchen appliances, for example. Liberal application of boric acid to stud bays and other framing spaces helps fight carpenter ants. SUBSTANTIAL COMPLETION & PUNCH LISTS Substantial completion is an important milestone in a project when the building can be occupied and used as planned, but may have a few minor loose ends, usually detailed in a “punch list”. The AIA defines a project as substantially complete when “the Work or designated portion thereof is sufficiently complete in accordance with the BUILDINGADVISOR: PRACTICAL BUILDING & REMODELING ADVICEBUYING LANDHIRINGDESIGNESTIMATINGCONTRACTSFINANCEBUILDING ADVICEBUILDING ADVISOR ESTIMATING SHEETBUILDING ADVISOR ESTIMATING SHEETCERTIFIED SUSTAINABLE BUILDING ADVISOR Architect’s fees vary a lot depending on the region, level of experience, and type and reputation of firm. Independent architects and small firms are often billing out their work in range of $100 to

$200 per hour.

THE REAL COSTS OF SITE DEVELOPMENT View all LAND BUYING articles. Site development (also called site improvement) costs can vary dramatically depending on the location and

site conditions,

LAND BUYING CHECKLIST -- AVOID COMMON PITFALLSIS THE LOT BUILDABLE?SEE MORE ON BUILDINGADVISOR.COM COST PLUS CONTRACTS FOR NEW HOMES Dino writes: What is the average percentage that builders charge when they build a new home on a cost-plus contract? Do you recommend that route for a custom home? Steve Bliss, of BuildingAdvisor.com, responds: In pricing a new home, contractors typically mark up their hard costs by 18% to 25% for overhead and profit, although the actual number can vary considerably by region and HOW TO CLEAN & STAIN WEATHERED REDWOOD SIDING First clean the siding with a low-pressure sprayer and scrub brush. Then lightly sand and apply a semi-transparent stain with a

mildewcide.

COST-PLUS: HOW MUCH MARKUP? Bryn asks: On a cost-plus bid, what be an average to high-average markup to expect from a contractor with a strong reputation for doing good work? What is the highest percentage one might expect? Are there other factors in comparing bids? Steve Bliss, of BuildingAdvisor.com, responds: There is no industry standard for markup percentage and the numbers vary a lot depending on the type of job HOW TO FIRE A CONTRACTOR AND NOT PUT YOURSELF AT RISK Also, termination requires that the contractor be paid in full for all work completed. This is usually the most contentious issue, especially for work completed that the owner believes to be defective. HOW TO BUILID CODE-COMPLIANT DECK RAILINGS & POSTS In This Article Railing Codes Attaching Posts Outside Corners Railings & Balusters Cable Railings View all DECKING Articles. Sturdy deck railings are an important safety feature for raised decks and are required by code for any deck 30 in. or more above grade. HOW LONG WILL A SEPTIC SYSTEM LAST? The average lifespan of a septic system is 20 to 30 years. But how you treat the system has a big impact on its longevity. Learn the keys to

a long life.

ARE CRACKS IN CONCRETE SLAB NORMAL? Shrinkage cracking can be managed by the use of control joints placed in the slab. Some contractors cut or form a grid of small grooves in the slab to keep the shrinkage cracks in an orderly grid, which looks better than random cracks, but functions the same way. BUILDINGADVISOR: PRACTICAL BUILDING & REMODELING ADVICEBUYING LANDHIRINGDESIGNESTIMATINGCONTRACTSFINANCEBUILDING ADVICEBUILDING ADVISOR ESTIMATING SHEETBUILDING ADVISOR ESTIMATING SHEETCERTIFIED SUSTAINABLE BUILDING ADVISOR Architect’s fees vary a lot depending on the region, level of experience, and type and reputation of firm. Independent architects and small firms are often billing out their work in range of $100 to

$200 per hour.

THE REAL COSTS OF SITE DEVELOPMENT View all LAND BUYING articles. Site development (also called site improvement) costs can vary dramatically depending on the location and

site conditions,

LAND BUYING CHECKLIST -- AVOID COMMON PITFALLSIS THE LOT BUILDABLE?SEE MORE ON BUILDINGADVISOR.COM COST PLUS CONTRACTS FOR NEW HOMES Dino writes: What is the average percentage that builders charge when they build a new home on a cost-plus contract? Do you recommend that route for a custom home? Steve Bliss, of BuildingAdvisor.com, responds: In pricing a new home, contractors typically mark up their hard costs by 18% to 25% for overhead and profit, although the actual number can vary considerably by region and HOW TO CLEAN & STAIN WEATHERED REDWOOD SIDING First clean the siding with a low-pressure sprayer and scrub brush. Then lightly sand and apply a semi-transparent stain with a

mildewcide.

COST-PLUS: HOW MUCH MARKUP? Bryn asks: On a cost-plus bid, what be an average to high-average markup to expect from a contractor with a strong reputation for doing good work? What is the highest percentage one might expect? Are there other factors in comparing bids? Steve Bliss, of BuildingAdvisor.com, responds: There is no industry standard for markup percentage and the numbers vary a lot depending on the type of job HOW TO FIRE A CONTRACTOR AND NOT PUT YOURSELF AT RISK Also, termination requires that the contractor be paid in full for all work completed. This is usually the most contentious issue, especially for work completed that the owner believes to be defective. HOW TO BUILID CODE-COMPLIANT DECK RAILINGS & POSTS In This Article Railing Codes Attaching Posts Outside Corners Railings & Balusters Cable Railings View all DECKING Articles. Sturdy deck railings are an important safety feature for raised decks and are required by code for any deck 30 in. or more above grade. HOW LONG WILL A SEPTIC SYSTEM LAST? The average lifespan of a septic system is 20 to 30 years. But how you treat the system has a big impact on its longevity. Learn the keys to

a long life.

ARE CRACKS IN CONCRETE SLAB NORMAL? Shrinkage cracking can be managed by the use of control joints placed in the slab. Some contractors cut or form a grid of small grooves in the slab to keep the shrinkage cracks in an orderly grid, which looks better than random cracks, but functions the same way. THE REAL COSTS OF SITE DEVELOPMENT View all LAND BUYING articles. Site development (also called site improvement) costs can vary dramatically depending on the location and

site conditions,

COST OF STEEP SITE FOUNDATIONS John writes: I thought that I got a good deal on a sloping lot near Austin, TX. Now, it turns out that the cost for just the slab foundation would be more than $100K, which I could not afford. I am considering hiring an excavator to clear the site and to reduce the BUYING LAND -- THE HIDDEN COSTS OF DEVELOPMENT Permitting: Septic, well, driveway, building, other (varies with jurisdiction) Other regulatory fees: Plan review, inspections, land clearing, monitoring wells, curb cuts, etc. (varies with jurisdiction) Impact fee: Charged in over half of municipalities over 25,000 population – can be costly Tap fees: Connection fees for municipal water, sewer, electric, and gas if available SEPTIC SYSTEMS-WHAT TO ASK BEFORE YOU BUY LAND Septic System Articles Soil And Perc Testing How A Septic System Works Septic System Maintenance NEW! Alternative Septic Systems. See Also Septic System FAQs View all LAND BUYING articles. If you are from an urban or suburban area and looking for land in the country, you’ll need to get up to speed on wells and septic systems. FIXING BOUNCY AND SAGGING FLOORS Gary writes: The first and second floors in our house seem overly bouncy and sag toward the middle. How can we evaluate whether the floors need reinforcement and, if so, what is the best way to do this? Steve Bliss of BuildingAdvisor.com responds: If the floor is sagging visibly in the middle or is very bouncy, you may want to reinforce the floor to eliminate the sag and reduce the bounciness ALLOWANCES IN CONSTRUCTION CONTRACTS View all KEY CONTRACT CLAUSES View all CONTRACT articles. A large building project requires hundreds of decisions, big and small. Many involve choosing products and materials, especially fixtures and finish materials such as paint, carpeting, tile, bathroom fixtures, cabinets and counters, electrical fixtures, towel racks, toilet paper dispensers, and on and on. HOW LONG WILL A SEPTIC SYSTEM LAST? The average lifespan of a septic system is 20 to 30 years. But how you treat the system has a big impact on its longevity. Learn the keys to

a long life.

HOW MUCH SLOPE FOR SEPTIC LINE? The sewer line should slope at least 1/4" per ft. from the house to the septic tank and from the tank to the leach field. Also avoid sags or sharp angles in the pipe to prevent blockage. For steep drops, a 45% slope is best. Read more METAL ROOFING VS. CORRUGATED PLASTIC PANELS Metal roofing lasts longer, but good quality corrugated plastic panels will look better for longer and are easier to install. Learn which plastics are best and get installation tips. WHY IS WATER HEATER SUPPLY LINE HOT? Q: Why is the cold water inlet pipe on my water heater hot up to five feet away? Thanks in advance! — Jan O. A: It is normal for the incoming cold water pipe to get a little warm due to convection – that is, hot water rising in the tank. Also copper piping is * Skip to main content * Skip to secondary menu * Skip to primary sidebar * Skip to secondary sidebar

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Whether you are an owner/builder who wants to do it all,  or plan to use the services of an architect, general contractor, subcontractors, or a construction manager (or aren’t sure which way to go), we can help make your project go  more smoothly – and save money and gray hairs in the process. _ WHO WE ARE

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GET INVOLVED

If you’ve read this far, you’re probably the kind of person that wants to play an active role in your building project, maybe designing and contracting it yourself, and maybe even swinging a hammer. It’s great to be actively involved. You’re much more likely to end up with the project you want in terms of design, cost,  energy efficiency, comfort, and durability. It’s not that the other people on your building team  don’t want to do a good job. But no one understands your goals, or cares as much about your project, as you.

WHERE TO BEGIN

Maybe you’ve been thinking about this project for years, or maybe you just got started yesterday. In either case, you should begin at the beginning — assessing your needs, capabilities, time constraints, and budget,  and deciding what responsibilities to take on yourself and which to outsource to others. HOW TO USE THIS SITE The site is organized roughly in the order of a typical project, although in reality, you’ll often be jumping back and forth between sections. Your three biggest assets going forward will be knowledge, planning, and communication: _KNOWLEDGE_ – The more you bring to your project, the better the outcome. Learn as much as you can about design, materials, building systems, contracts and contractors, costs, and risks before proceeding. Take advantage of the  vast amount of information available today on the Web and elsewhere. Without knowledge you are shooting in the dark! _PLANNING_ – The more time you spend planning, the faster, better, and cheaper your  project will be — with the fewest headaches. _Construction_ on the building site may be the most exciting phase, but the planning is the most important. Surprises on the job site always cause headaches and cost money, so don’t be surprised —

plan _ahead!_

_COMMUNICATION_ – Remember, it’s your project. If you don’t clearly communicate your desires to all members of your building team, don’t expect things to come out the way you want. They won’t! Your contract, plans, specifications,and budget are your primary tools for communication. Learn how to use these effectively to keep everyone working together, on track, to meet your goals. So don’t skimp on any of these. Remember that this is a marathon, not a sprint. Take the time necessary to learn the ropes, to formulate a good plan and realistic budget, and to communicate clearly with everyone on your team. Invest your time in good planning, the building will almost build itself. _ASK A QUESTION _ and we’ll get you an answer as soon possible. _LET US KNOW WHAT YOU THINK._ Email your feedback and suggestions for how we can improve our site. _SHARE YOUR EXPERIENCE_S with others by posting a comment at the end

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READER INTERACTIONS

COMMENTS

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Chuck Garbinski says June 14, 2018 at 11:55 pm BUILDING CUSTOM “KIT” HOME I’m in the process of planning a custom home, which will be built via a local builder as the G.C., and materials coming from far away. Basically a “kit” home, but conventionally framed, etc. This won’t all be happening until 2020, but nonetheless, so happy to find this site. In just my first 30 minutes here, I can’t believe how much I’ve increased my learning and really appreciate what you folks have done here. I don’t plan on “blogging” much, or being a nuisance, but I will post my questions and experiences, and certainly respond to any questions folks might have, as I move along with this. Great site – and the internet needs more of this kind of thing!

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Audrey Shapiro says

May 4, 2018 at 1:44 pm WHAT’S A REASONABLE FEE FOR REMODEL DESIGN? We need to redesign the front and back of our house, windows, siding, patio, patio cover, hardscape, and landscape design. We received a bid of $4500 for design drawings…is this reasonable or overpriced? This is a single-story, 1,800 sq ft home. Thank you so much for your help!

Reply

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buildingadvisor says May 5, 2018 at 12:32 pm Architect’s fees vary a lot depending on the region, level of experience, and type and reputation of firm. Independent architects and small firms are often billing out their work in range of $100 to $200 per hour. So $4,500 might buy you somewhere from 22 to 45 hours of their time, which seems reasonable to me. Fixed-fee architectural bids often range from 10% to 20% of construction costs for remodeling and 5% to 15% for new construction. This would be for a full-service contract from initial meeting to a full set of architectural drawings and specifications

,

as well as help with bidding out the job and inspecting the work. There’s nothing wrong with asking what their hourly fee is. More important, however, is finding out what exactly you are getting for your $4,500. Are you getting some sketches and elevations or detailed drawings and specifications that you can put out to bid? Are you getting a full suite of architectural services or just paying them for a limited role, such as schematic drawings. Also check out their portfolio to make sure that you like their style of work and check references. And find a designer that you feel a rapport with. Design is a collaborative effort so good two-way communication is critical for a successful outcome – that is, a design that you like and can afford to complete. Best of luck with your remodeling project!

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william van duzen says July 2, 2017 at 12:23 pm I refinanced my home; now I’m the bank! Construction is to start Aug. 1st 2017. Lot, survey, plans and engineering are complete and paid by for myself. A custom builder is in place. That’s the END of my knowledge. Very lucky to find You guys at this stage. KI

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Maggie Libbey says

May 16, 2016 at 3:32 pm We are having a custom home built for us, and finding your site has been a HUGH stroke of luck — even while being a little overwhelming. THANK YOU, your information will be SO helpful to us!

Maggie L

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