My next door neighbor and good friend is helping his folks plan a family room addition to their 3/2 CMU house on slab. Nice view of a waterway in the back. I’m helping with some initial concepts, mainly roof integration.
Friend’s FIL will likely be GC, but not sure. Talking about 700 sq. ft., which includes a family room, big bath, and a covered porch. Existing HVAC in garage will be upsized and a new trunk added.
Got no idea of sq. ft. $ there, or the permitting process. They have already had a survey, and a wetland study done – they’re cool as far as that goes.
Anyone offer anything idea-wise about this or maybe bidding the framing?
Forrest – bartering for my driveway
Replies
Forrest,
Sounds like a CBS home. All framing should be pt. Design for 150 mph winds. I have never worked in that part of FL but a major named storm will eventually hit.
Chuck S
What is "CBS"? News?
Is it like "and I have have seem my name at the top of the page"?
The new walls could be block, I suppose - just no experience with that.
Forrest
Forrest,CBS... Cinder Block Stucco, most of them have jalousie windows. Classic 40's -60's slab on grade Florida homes. Jacksonville to Daytona. DW and I visit the Keys annualy and they have banned habitable space under pier built homes. No slab on grade allowed. Andrew prompted many changes in FL building codes. All rafters have to be strapped to in-line studs. Shear walls, etc.Chuck Slive, work, build, ...better with wood
If your friend has a nice view of a waterway out back he is most likely in the 120mph and up zone for that area.
The location opens a whole new can of worms in regards to structural integity and allowable construction practices.
I'm up the road a bit in Jacksonville.
Each county will have its own variation of the permitting process so I can't help you there.
In my area, if the homeowner is the GC on the project he must take a basic written test to show he understands the construction process. He is also required to do the work himself. If he farms out any of the work it must be done by a properly licensed person who must pull his own permits under his own license. This is done to weed out the fly-by-nights who would previously have an unsuspecting homeowner pull the permit and then, usually, end up with substandard work.
Although there are still many framed structures going up in high velocity hurricane zones it might be prudent to design a CMU structure. There are a lot less hoops to jump through when strapping that baby to the ground.
I haven't seen a jalousie window installed in a long time. That was/is a relic of times past. Nowadays you can't get by with anything less than certified impact resistant fenestration or functioning shutters or even rollups. A covered porch is going to require some serious steel to tie it down. Think overkill but when the studies were done after Andrew there were some really scared folks who rewrote the rules of engagement.
There have also been some changes in the HVAC rules and 600 sf is the defining point for some of them. Here in Florida duct board and flex are the norm but in the upgrade be prepared to have sheetmetal spec'd for the plenum in the garage as well as physical protection for the unit. Too many folks still haven't learned how to park in their own garage.
In other sections of the country return air from all locations is a given. Not so here until recently. Just one centrally (or not) located return air vent for a whole house, no matter the SF. New rules require room by room returns. The HVAC system upgrade is also going to trigger the 13 SEER requirement. That will mean both the compressor and air handler. $$$.
There's more. It might be a good idea to get a Flagler County GC to ramrod the job.
Thanks for the thorough reply. I'll pass all this on to my neighbor this weekend.
Forrest
flagler.... wow... don't know about codes but know it's a great motorcycle ride from daytona down to flagler at nite on the beach road... miles of highway with an ocean view... those were good times with good people
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