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I’m planning to build my own house. I prefer 2-story houses but my older (wiser?) brother thinks I should stay with a single-level or split level house to keep the job within my capability. I was a laborer on a framing crew for one year back in 1994-95.
I understand there are issues with carrying loads from the extra story to the basement but other than that it should be pretty straightforward. He seems to think the hvac, plumbing, and electrical will be much more troublesome with a 2-story.
So, I need some input from you professionals. Are there any other things I overlooked that should be considered?
Thanks in advance.
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Steve,first I think you should build the type of house you want not what your brother wants.But in answer to your question, I've always felt a one story house is a little less labor intensive in terms of setup,moving materials to where they have to be and so on.In other words you can reach everything.As far as the mechanicals if their done right it doesn't matter.I'd like to know if you have a set of prints or if you're doing them yourself? If so you might want an engineer to help you out.Vince
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Steve, congrats on your new project.
Vincent is right, build what you want.
One if the easiest ways to make the mechanicals less troubling is to STACK THE JOISTS, AND STUDS on top of each other. This will allow easy runs up to the second floor.
Since you are already anticipating the load transfer to the foundation, you will be just fine.
Two story houses can be easier and straight forward if the upper walls and bearing points land on the lower walls. Beware however of upper loads that don't have direct/solid beaing underneath. Keep you focus on those details, and it will be a cinch.
Two story houses are easier on the budget since they deliver more square footage per foundation and roof.
Good luck,
blue
as in blue_eyed_devil
remember: "Forget the Joneses, I keep up with the Simpsons."
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Steve
Your brother is wrong about hvac,plumbing and electrical, they're all more cost effective in a bldg. of the same sq.ft area that is 2 storey, when compared to 1 storey. As noted above you also achieve significant $$ saving on foundation (especially) and roof.
Older brothers are like children. . . they should be seen, but not heard. . . actually I much prefer listening to my kids than my older brothers!! It's a well known fact that the intelligence curve increases exponentially the further down the family ladder you travel. . . at least it works that way in my family. . . 'course I'm the youngest.
*Patrick,I'll bet your modesty is only exceeded by your good looks. :)mark
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Vince, I'm going to draw up some rough plans and pay someone else to do the finer details.
Patrick:
"Your brother is wrong about hvac,plumbing and electrical, they're all more cost effective in a bldg. of the same sq.ft area that is 2 storey, when compared...." How so?
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Steve,good idea, I've seen your name all around Breaktime and it seems like you're doing your homework.Good luck and let us know how you make out.Vince
*MarkYa must have a little Irish in you mate, you're positively pyschic. . . course if you met my brothers you might just say. . . I see what you mean.
*The most complicated thing you will encounter in building 2 stories versus 1, is building the stairs. Seeing as to how you can order them built already, problem is solved. A second floor is for the most part nothing more tahn a few walls on top of the first floor. All the work is in the foundation and sometimes roof structure. Go ahead and build 2 ... hell build 3 if you like. Youre going from plans so all the engineering is pretty much figured out for you.Enjoy your project,Pete Draganic
*StevePut very simply consider the distance travelled horizontally to supply electrical, heat and return air, and plumbing supplies and dwv's to rooms away from their sources, (the panel, furnace or stack and water supply)in a ranch style, and compare it to the same requirement to rooms overhead and factor in time & materials. You can distribute utilities 8' or 40'-50'. I could elaborate on some logical floor plans but I think it must be pretty obvious.Also 2 story houses benefit significantly from natural convection with heating, and return air.
*Steve, you didn't mention what part of the country you are from. If you have more severe winters, a two story plan has less surface area, so it can have less heat loss. Take a clue from how homes are built in your part of the country.If you are planning to grow old in this house, consider making it single story. You might even consider enlarging hallways, doorways and bathrooms for possible (hopefully temporary) handicapped access. Regardless, as we get older or put on weight getting up and down stairs is more of a chore.Theoretically, ducts are shorter in two story plans, but on the other hand temperature stratification is more of a problem, especially if you have hot summers.2-story plans are more complex structurally, but managable.
*If your going to grow old in this house on thing you can do is to put the master bedroom on the ground floor. That way you can hobble off to bed without having to go upstairs.Anymore I don't understand why people don't go ahead and make new houses more handicapped friendly. It is a lot cheaper and easier to design these features into a house from the beginning than to try to redo everything after the fact.By the way, you are completely mixed up about the sibling situation. All of my younger brothers are completely equal to my own level of brillence and good looks.first of four
*Another thing you can do to prepare for growing old in the house is to put two closets one directly above the other, with framing that could allow the removal of the floor between, and the installation of a lift.Just thinking (if you can call it that)Rich Beckman
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From a fixer upper point of view, I much prefer single story houses. All of the plumbing and electrical and ducts are exposed in the basement. Or in the attic. Easy access. Of course building new you would have easy access until you covered everything up. But since you are doing it yourself you will do it right and never ever have to change anything down the road.
In my area ranch houses sell for considerably more than 2 story or side to side. Some of this might be due to the higher cost foundation when new but these are all 30 plus year old houses so the original cost in the 1960s can't be affecting prices now.
*Patrick, how can I be wrong about the plumbing heating and electrical being more difficult on a 2-story house ?? You must be kidding !! If you build a split level home with floor trusses, how much easier can the mechanicals be !!?? You have access to virtually everything, and are able to visualize it because it's right there !! If you walk into a freshly framed house you would see that. Remember we are talking about someone with NO, NONE, ZERO experience at any of this !!
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I'm planning to build my own house. I prefer 2-story houses but my older (wiser?) brother thinks I should stay with a single-level or split level house to keep the job within my capability. I was a laborer on a framing crew for one year back in 1994-95.
I understand there are issues with carrying loads from the extra story to the basement but other than that it should be pretty straightforward. He seems to think the hvac, plumbing, and electrical will be much more troublesome with a 2-story.
So, I need some input from you professionals. Are there any other things I overlooked that should be considered?
Thanks in advance.
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Bill
Read my post 1.1.2 for my explanation. I don't need to walk into a freshly framed house to see it. . . I build them from the excavation hole to the last finish nail and I often do it all. A 'freshly framed' split level is no more or less accesible for mechanicals than a 2 story. Whatever the floor plan mechanicals have to be planned in advance, and accomodations made for their layout.A novice can learn a lot just in the planning stages.
Still Framing after all these years
Patrick