15 High Street Easton, MA

Introduction

Key Players

Builder/Owner: Daniel Hegarty

- Real estate investor/developer

- Small size company (Less than 25 units/year)

- Produces new houses for sale

- Renovates older homes

General Contractor: Michael Bosse

- Responsible for overall coordination of the project

- Owner of Bosse Construction (sub-contractor)

Civil Engineer: Collins Civil Engineering Group, Inc.

- Licensed engineers who perform services such as soil evaluation, surveying, soil testing, storm water management, site, road and utility design, etc.

Architect: RJD Architectural Designs

- Located in Norfolk, MA

Sub-contractors:

- Bosse Construction

o Performed site work, excavation work, and installed a new septic system

- David Anderson Electric

o Performed underground, rough, and finish electrical work

-Andrews Concrete Forms

- Concrete foundation formwork

Construction Schedule

1.) Demolition stage- Early winter 2015-16

2.) Design development stage- Winter 2015-16/Spring 2016

3.) Building permits: Spring 2016

4.) Site Preparation: Summer 2016

5.) Excavation: Summer 2016

6.) Foundation: Summer 2016

7.) Structural Framing: Summer/Fall 2016

8.) Exterior Finishes: Fall 2016

9.) Utilities: Fall 2016

10.)Insulation: Fall 2016

11.)Interior Finishes: Fall 2016/Winter 2016-17

12.) Landscaping: Spring 2017

Week 2: Structural Framing

First and second floor framing process

In this first picture you can that the builders chose to use platform framing. This is clear because the platforms are built by floor. First, the framers assemble the first floor platform. They do this by bolting the sill plate to the foundation bolts that were installed by the concrete form sub-contractor. There are many restrictions on where the bolts are placed with regard to the corners or steps in the foundation. Next, the header is placed, followed by the floor joists. Once all the beams, girders, bridges, and joists are installed, they began the subflooring. This is made up of wood panels used as sheathing which covers and protects the framing. Once the floor is framed, they are ready to move to the walls. First, they installed the exterior walls that will maintain the homes structure. Next, they installed the interior load bearing walls that will help support the roof and upper floors. Lastly, the partition walls will be installed that separate the rooms. These walls are not usually load bearing, but they can be. After all walls are installed, they install the wall sheathing in a very meticulous manner. Lastly, they installed building wrap to the first floor, finally ready to move on to the second floor. Now that the first floor is build, it will now become a platform to support the second floor the same way the first floor was built.

Roof framing and finishing touches

The roof is a very important aspect of a new home construction. The roof has many responsibilities ranging from loads, to insulation, to ventilation. That is when roof pitch comes into play. Here, they went with a gable dormer roof style to provide advantages in the New England weather. You can see the dormer in both pictures located on the roof above the front door. A steeper roof means better drainage, although it’s a bit more costly. The construction of this roof was done by a stick framing technique. First, the ridge board and rafters were installed, followed by additional rafters to support the ridge board. Next, Additional rafter and jack rafters were installed, followed by collar ties to lock everything in place and give it more support. Next, the wood sheathing was installed with metal panel clips to space to roof sheathing and support panel edges to reduce differential deflection. Now, they were ready to install the roof underlayment. This requires many layers to waterproof and protect from other elements. Flashing is then installed at major cracks and crevices to protect from water leaks. Finally, they can install the final layer of shingles.

Research

Framing

Two main types

Platform framing (commonly used)

The floor surface becomes a platform upon which the walls can be supported

Floor platform is built, first floor is framed, second platform is built, and so on

Advantages:

Simpler

Quicker

Uses shorter pieces of lumber

Provides a solid floor surface for carpenters to work on

More durable

The hollow spaces allow for fire stops at each level

Disadvantages:

Possible structural issues such as:

Joists and headers experiencing interruption from the sub-floor

Vertical shrinkage: When wood dries, it causes stress on finished surfaces

Balloon framing

Advantages:

Fewer problems once construction is complete

Useful where a vaulted ceiling or two-story open foyer is desirable

More flexible window design

Creates a higher resilience structure due to the longer wall frames used

better able to withstand high speed or gusty winds

Disadvantages:

In the event of a fire, the building is likely to be destroyed more quickly

Becomes necessary to install fire stops at each floor

No have insulation between a room and its exterior walls

Resulting in increased energy usage, and higher electric costs

Higher construction costs

Higher risk during work = more safety measures

Lumber

Moisture content should be atleast 20%

Reasons for seasoning

Reduces moisture content

Higher strength

Higher quality

Higher workability

Less chance of fungi infestation

Nominal vs. Actual size

Nominal:

2” x 4” x 6’

Thickness or Depth (in) x Width (in) x Length (ft)

Actual:

< 2” = ¾” less

2” ~ 6” = ½” less

> 6” = ¼” less

Beams/Girder

They transfer the weight of the roof and other floors and walls above, as well as the loads of people, furniture, snow on the roof, etc., downward toward the bearing soil on which the home rests

positioned into pockets in foundation walls so that the floor joist sit directly on top of them

When the distance between the front and back sill is too great to span with single-length floor joist, you need to install a supporting beam/girder

Sill

Sill seal sits on top of foundation providing an air tight lock between the foundation and the sill plates through the anchor bolts

Sill plates are fastened to the foundation to provide a mounting surface for the floor structure

Steel I-Beams

If using steel I-beams, a sill plate is installed to provide a nailing surface for the joists, I-joists, or floor trusses

Joists

Floor joists transfer the weight of the home to the beams, columns, load-bearing walls, and other major supports

The header (Rim or Band Joist) is the end cap for the floor joists, and sits on the sill plate providing support to floor joists

Joist hanger is the way to connect the joists to the supporting wall or beam

Rough Openings

Used for installation of a staircase or chimney box

The floor joists at that area are spaced farther apart, and typically are doubled to compensate for the larger space between them.

Include 2 parts

Double trimmer joists

Double header joists

Bridging

Holds joists in place

Provides support

Subflooring

Wood panels are used as sheathing to cover and protect framing

Installed perpendicular to joist direction

Glue and nail to joists

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