Construction Quality of A Residential Building Chapter 5 2021

Residential Real Estate Brokerage Program
Construction Quality of a Residential

Building
FLOOR STRUCTURES OF A
HOUSE
WINTER 2021
GARY BLOOMFIELD
Objectives
 To introduce the various different types
of framing and will allow you to
differentiate buildings with regard to soil
composition and major building
supports.
Theory of Structures
 There are four major components that make
up a structure.
Foundation
Floors
Walls
Roof
 Each component supports its own weight, the
weight of the other components and the loads
from human occupation.
 These loads must be transmitted to the soil
(footings).
Theory of Structures cont.
 Loads are generally distributed
horizontally or vertically. While roof
loads can be slanted.
 Loads are transmitted horizontally by
joists on to the wall frame, or on to
columns, then vertically to the soil via
the foundation.
 https://www.youtube.com/watch?v=a9U
OwDjBZH0&list=PLfITeoQsBcXhYKWrE
6rk3ZiJhuRD8mPV3
 Compression (axial force that tends to
compress a column)
 Traction (axial force that tends to stretch a
tie beam)
 Shearing (non-aligned forces that tend to
cut a girder)
 Bending (perpendicular force along the
axis of a girder that can cause it to sag)
 Torsion (asymmetrical force that results in
rotation)
Theory of Structures: Stud Framing
 Wall systems perform two functions:
They support the floors and roof.
Provide a nailing surface at regular intervals
for the interior and exterior finishes.
The walls are assembled with horizontal and
vertical members comprising:
○ Horizontal sole (bottom) plate
○ Vertical studs
○ Horizontal top plate
○ Other members – Cripples, trimmers, blocking,
headers and bracing
cont.
 Traditional framing techniques involve
stud spacing at 16 inch on center.
 Some cost saving framing techniques
will involve stud spacing at 24 inch on
center.
 Framing studs for exterior walls are
usually 2 X 4 to 2 X 6 inch, with a
spacing at 16 or 24 inch center.
cont.
 Stud size and spacing varies depending
on the era of construction. Older homes
are generally built with 2 X 4 inch studs.
 Most new homes built since the 1990’s
are built with 2 X 6 inch studs. This
allows for more insulation in the exterior
walls.
 A 12 inch on center spacing maybe
required for high walls or heavy load
conditions.
cont.
cont.
Theory of Structures: Beams
 Because floor joists must meet strength
and stiffness requirements, the allowable
joist span is often shorter than the width
of the building. In such cases the joists
must be supported between spans by
beams running at right angles to the
joists.
 The beams are in turn supported by the
foundation walls and intermediate
columns or posts.
Theory of Structures: Beams cont.
 Depending on the span of beams, one
or two adjustable steel jacks support the
beam inside the basement.
 Beams are usually either built up
members made from 2 inch lumber or
steel I – sections
 Solid wood beams are sometimes used
but large timbers are often hard to find.
 Four types of beams:
Steel girder.
Composite beam, consisting of three timbers
each 2 inches by 10 inches and assembled on
site.
Glued-laminated beam, is made by gluing
together on their flat side individual pieces of
dimension lumber.
Engineered wooden beam of Laminated Veneer
Lumber (LVL). Longer spans than conventional
lumber. Less prone to shrinkage and warping
problems.
Theory of Structures: Beams Glued-
laminated
Theory of Structures: Beams LVL
Theory of Structures: Beams LVL
 https://www.youtube.com/watch?v=YFIV
xZ8Lqzo
Theory of Structures: Beams
Steel Vs Wood
 Steel beams can be much stronger than
wood beams and are more resistant to rot,
insect and mechanical damage, but are more
expensive, heavier and more difficult to work
with. Engineered wood beams can be
stronger than solid wood, yet are light, easy
to work with and less expensive than steel.
Wood beams can be cut on site more easily
than steel. Steel beams should rest on steel
posts or masonry. Wood beams can rest on
wood members.
Theory of Structures: Beam Installation
Theory of Structures: Common
Problems with Beams
 Sag/overspanned
 Crush/fall – End bearing
 Rot/insect damage
 Damage/Notched/Drilled
 Rust
 Securing to posts
 Strength
Problems with Beams
 Sag/Overspanned: Undersized or
overspanned beams may sag or crack.
This may lead to failure of the entire
framing system. Fortunately, this rarely
happens and almost never suddenly.
Overspanned wood beams can usually
be identified readily and posts can be
added or the beam can be
strengthened.
Problems with Beams
Problems with Beams
Problems with Beams
Problems with Beams
 Crush/fall –End bearing: Where the end
bearing is inadequate, the beam can
crush itself or its support. There is also
potential for the beam to slip off its
support. Typically three inches is
considered a minimum end bearing for
beams when supported on masonry or
concrete.
Problems with Beams
Problems with Beams
 Rot/insect damage: Wood building
components are vulnerable to rot,
damage, insect attack and fire. Rot and
insect damage are common where there
is wood/soil contact. Beams below
grade should have a ½ clearance along
the sides and at the end to allow for air
circulation.
Problems with Beams
Problems with Beams
Problems with Beams
Problems with Beams
 Damage/Notched/Drilled: Mechanical
damage can be done accidentally or
intentionally. Wood beams that are
notched cut or drilled are weakened.
The location and size of the damage
determines whether corrective action is
necessary.
Problems with Beams
Problems with Beams
Problems with Beams
 Rust: Steel beams are susceptible to
rust, particularly if the basement is
damp. Steel should be painted to
prevent rust. Lateral support for steel
beams is typically provided by wood
strapping secured to the joists.
Problems with Beams
 Securing to posts: Steel beams may be
poorly secured to posts. Wind uplift may
cause the beam to lift off the post, or
impact may shift it so that support is no
longer offered. The beam and post
should be bolted, welded or clipped
together.
Problems with Beams
Problems with Beams
 Strength: A visual inspection of a steel
beam cannot determine its strength
because it depends on more than size.
The shape of the beam, the length and
thickness of both the flanges and web
and weight per linear foot, all influence
beam strength.
Theory of Structures: Posts and
Columns
 Posts or columns carry the load of the
beam vertically down to the footings.
They may be:
 Brick
Concrete block
Poured concrete
Wood
Steel
Columns cont.
Columns cont.
Columns cont.
Problems with Posts and Columns
 Spalling/Mortar
 Out of plumb
 Rust
 Rot/insect damage
 Footing
 Undersized or damaged
Theory of Structures: Common Problems
with Posts and Columns cont.
 Spalling/Mortar: Masonry posts may be
deteriorated as a result of moisture or
poor mortar. Rising damp is a common
problem with brick columns. This is
characterized by deteriorated mortar
and efflorescence (white salty deposits)
on the bottom of the post. In some
cases, the brick itself deteriorates
(spalls).
 Out of plumb: Posts that are out of
plumb lose a good deal of their strength.
Generally speaking, if the column is out
of plumb by roughly one-third of its
thickness, there may be concern about
its integrity.
 Rust: Rust on steel posts can be a
concern. This is often a serious problem
at the bottom of the post in a chronically
flooding basement. Rust will quickly
reduce the load carrying capacity of a
steel post.
 Rot/insect damage: Wood posts are
vulnerable to rot and insect attack. This
is especially true where the post
penetrates the basement floor slab.
Corrective action often includes simply
cutting off the bottom of the post and
placing it on a concrete pad.
 Footing: A sinking post is usually the
result of a missing or inadequately sized
footing. Obviously, suitable footings
should be provided. Every post or
column should have a footing. These
can’t typically be seen once the home is
built.
 Undersized or damaged: Column
collapse is somewhat unusual but is
normally the result of an undersized
column or one that has suffered
mechanical damage.
Theory of Structures: Floor joists and
trusses
 The function of floor joists and trusses is
to carry and transfer loads from the
floors to the foundations, beams or
bearing walls.
 Four types of floor joist and trusses:
Solid wood joist (timber)
V-wood open web floor truss
V-metal open web floor truss
Solid web floor truss (Wood I-Beam)
trusses cont.
 Solid wood joist (Timber) are traditional
dimensional lumber, typically 2 X 8, 2 X 10 or
2 X 12 inch.
 These horizontal members can be 12 to 24
inches apart, although 16 inches is the most
common.
 Floor joist should extend at least 1-1/2 inches
onto the foundation or beam at either end.
 Most codes allow floor joist to deflect 1/360th
of its length.
trusses cont.
trusses cont.
 V-wood open web floor truss
 V-metal open web floor truss
 Open web trusses are extremely
flexible and allow wide latitude in the
design of the interior space.
 In most cases, trusses will eliminate the
need for interior supporting beams,
columns and footings and interior walls.
trusses cont.
 They provide a flat uniform ceiling and
floor plane and allow all mechanical
services to be concealed in the truss
depth.
 Open web trusses are commonly
fabricated with lumber chords and webs
and use a metal plate connection
system. Other systems use flat or
tubular steel webs.
trusses: V-wood open web floor truss
trusses: V-metal open web floor truss
trusses cont.
 Prefabricated wood-component
I-shaped beams offer several
advantages over traditional lumber
joists.
Longer clear spans with greater load
capacity.
Lighter and straighter than solid lumber.
Wide nailing and bearing surfaces for
subfloor.
trusses cont.
Dimensionally stable with little or no
shrinkage after installation.
Provides uniform ceiling beneath the floor
without need for strapping.
Allows larger ducts to pass through the web.
Stiffening blocks must be attached to each
side of the web at load points.
trusses cont.
Theory of Structures: Floor trusses cont.
Theory of Structures: Floor trusses cont.
 https://www.youtube.com/watch?v=MY0
Y-ZB1LzA
Solid wood Joist (timber)
 Overspanned
 Damage/notched/Drilled
 Joist hanger
 Concentrated loads
 Rot
Solid wood Joist (timber) cont.
 Overspanned: Floor joists that are
overspanned (undersized) are prone to
sagging. The acceptable span of a joist is
determined by the load it will carry. The
species and grade of the lumber used,
the depth of the joist and the spacing
between joists.
 Overspanning can be readily corrected
by adding joists or adding a beam below
the joists.
 Damage/notched/Drilled: Mechanical
damage to joists is common. Joists are
commonly notched, drilled and cut
through to accommodate heating,
plumbing and electrical systems.
 Joists are sometimes notched at the end
to rest on a beam or foundation wall.
This can weaken the joists considerably.
 Joist hanger: Metal brackets called “joist
hangers” are used where joists cannot
rest on a support. Here, the joist are
cradled in and nailed to the hangers,
which are secured to the side of a beam
or header. Joists hangers may be
undersized or inadequately nailed.
 Concentrated loads. Most floors are
designed to carry live loads of 30 to 40
pounds per square foot. Larger loads can
lead to sagging and ultimately failure.
 Special consideration may be needed for:
Pianos
Waterbeds
Aquariums
Floor to ceiling book storage.
Rot
Rot
Rot
Rot
Rot
with Trusses
 Upside down
 Cut
 Overspanned
 Damage/notched/Drilled
with Trusses
 Upside down: Many trusses have a top
and bottom and must be installed in the
correct orientation.
 A truss installed upside down is
considerably weakened.
with Trusses
 Cut: Trusses cannot be cut around
openings , the way joists can.
Conventional joist can be field cut to
appropriate lengths, A truss cannot be
cut. All odd length trusses must be
engineered.
with Trusses
 Overspanned: Trusses may be
overspanned just like joists. These
engineered systems can only be
evaluated in the field by their
performance.
with Trusses
Situation
 While Otis and Melissa are taking a visit
to see a home in Vaudreuil, they notice
in the unfinished basement that some
joists have been cut to pass plumbing
pipes. They are worried about this
situation and ask their agent Matt if this
is something they should be concerned
about and if it can be fixed. What
should Matt tell his clients?
Situation
 Answer???
Theory of Structures: Subfloor
 A subfloor provides support for the floor
covering. But above all it consolidates
the complete floor structure (joists,
braces, beams)
 Many different materials have been
used for subfloors over the years:
Particle board and waferboard
Solid lumber (board) subfloors
Plywood
cont.
 Plywood is manufactured in a variety of
grades and types, each suited to its use.
 Its thickness for subfloors is generally 5/8
inch.
 Plywood is the preferred material for most
applications since it offers important
advantages in strength application.
 Particle board and waferboard are similar to
plywood, but thicker sheets are required for
comparable subfloor spans.
cont.
cont.
 Solid lumber (board) subfloors are square
edge, shiplap or tongue and grooved
lumber no wider than 8 inches.
 Board thickness is normally ¾ inch.
 Boards may be laid diagonally or at right
angles to the joists.
 While in modern construction board
subflooring is rarely used, it will be very
evident in older structures undergoing
renovations or repair.
cont.
cont.
 If floors vibrate or feel springy additional
bracing should be added:
Cross bridging
Wood blocks
 If the floors sound squeaky it could be
due to the subfloors becoming loose and
need to be refastened and glued.
cont.
Theory of Structures: Overhang
 Floor joists can be extended on the
outside of a building in order to form a
base for a patio or a balcony.
 Columns may be added to give
additional support, but the rigidity of the
of the wood is generally strong enough
as long as the joist are not overspanned.
Situation
 Monica is bringing her client Lloyd to
visit a beautiful cottage in Pointe-Claire.
As they are walking through the home,
they notice that the floors sound
squeaky. Should Lloyd be alarmed?
Situation
 Answer???
Floor installation
 https://www.youtube.com/watch?v=zgB
GAH8l5Zo

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