Build Notes (New Construction, Older Homes, Renovations, Interesting Finishing and Details)
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Yes, when it comes to residential construction in the U.S., wood framing is the norm for the most part. Florida is probably the biggest exception, where block or CMU exterior walls are very common. You also see more masonry construction in parts of the Southwest, especially with stucco and adobe-influenced architecture, where block can make sense for the exterior walls.
A lot of it can also be very builder specific. You may find a builder in almost any state or market who says, “Nope, this is how I build,” and all of their houses are block, poured concrete, steel framed, or some combination of the three. There are always a few guys out there doing the Bob Vila on steroids version of residential construction.
Architecture plays a big role too. Once you get into more modern designs with long spans, cantilevers, huge openings, walls of glass, and very open floor plans, steel and concrete become much more common and can sometimes be structurally necessary. At that point, it is less about a builder’s preference and more about what the architecture and engineering require.
California is another good example. They do a lot of different things there, especially at the higher end. Between earthquakes, wildfire concerns, steep sites, and ambitious architecture, you tend to see more reinforced concrete, steel framing, masonry, and other engineered systems. In a lot of those cases, it is not just about building “better,” but about responding to the site, structural demands, fire exposure, and the architecture itself.
Once you get into ultra high-end residential, or somebody simply wants something different, you will occasionally see structural block, poured concrete, ICF, steel framing, and other systems. I have seen all of those used, but outside of certain regions and specific architectural or structural requirements, they are still pretty rare compared with conventional wood framing.
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How do you typically construct and waterproof your outdoor pools?
Do you use a watertight reinforced-concrete shell, or do you rely on a separate waterproofing system?
And what do you normally use as the final finish — specialized pool coating, tiles, glass mosaic or natural stone?
I’ve heard that there are some highly specialized pool-coating companies in the Washington, D.C. area.🥴 -
These pools in particular are getting a pebble tec finish https://pebbletec.com/
Reinforced Concrete no separate waterproofing system
Typically, doing some sort of ceramic waterline tile
These are not particularly fancy or super high-end. There’s a lot of options out there.
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When I was asked about block Construction, I totally forgot about this from a while back…
Small 34 unit neighborhood pool house and pool project completed a little over two years ago. I built 17 of the homes in this development, including several of the ones you can see around the pool area in the photos.
This project(edit: pool project)is actually all block and stucco construction, except for the ceiling and roof structure. The exterior is a European hardcoat stucco with a sand finish. The bathroom interiors have a smooth, plaster-like stucco finish with subtle modeling in the color. It turned out super cool. I could probably take some interior photos, but I’m not sure they would really do it justice.
The one-story pool house has four separate bathrooms, two exterior vanity areas set into small offsets at the front and back, and an outdoor shower.
The pool pavers are actually cast concrete, but they have the look of limestone while being a little more practical and lower maintenance long term.
The one-story structure also kind of blends into the four-story home behind it, at least from a distance. Architecturally, it has a bit of a 1930s early-modern feel, with the breeze block adding a definite mid-century influence.
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Anybody here ever had Shou Sugi Ban, or Yakisugi, done on their house or been involved with a project using it? It’s the Japanese technique where cedar is charred on the exterior with flame.
I’m really interested in possibly using it on a house for myself. I think I mentioned elsewhere that I’m on about a five-year plan to get up into the mountains, specifically Highlands, North Carolina, so I’m starting to loosely plan the house and actively look for property.
Obviously the final piece of property will dictate the layout, architecture, size, etc., but I have a general idea of how I want to approach the house. If zoning allows, I’m thinking possibly three separate structures, maybe four if you include a garage or carport of some sort.
Architecturally, I’m leaning toward something with a Scandinavian/Japanese influence, and I really like the idea of incorporating charred cedar into the exterior.
I may also use this thread just to throw out ideas as I start thinking through the house. And honestly, if this is too much or people feel like it doesn’t really belong on the forum, no offense taken at all. I don’t have to keep posting this stuff. It’s just a bit of an outlet for me, and talking through what I do for a living and what I’m planning for myself is something I enjoy and find relaxing.
@selveldgesteps
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@northsouthdenimguy I find it all interesting. Please keep it coming.
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@northsouthdenimguy I don't have experience with the charred aspect, but one of the buildings for the current project I'm on is cross laminate timber with some supplemental steel. This is the first time I've been on a building with this type of structure and there was definitely a learning curve at first compared to traditional concrete or metal framing. This building is the designated "show piece" of the campus. The whole exposed wood grain trend seems to be like a really good move to attract curb appeal and make the property pop. I'm sure the charred finish would make the home really stand out.
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I love this thread. A couple years ago I randomly checked out 6,000 Years of Housing by Norbert Schoenauer from my library.
Since then I’ve bought a copy and regularly daydream about designing my own house or neighborhood.
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I don't actually keep many of the books I read. If it's good enough, I give it to someone else, otherwise charity shop. This is one that I do.
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My mason is making good progress. He finished up the lower patio except for, and here’s where I get to vent…
He didn’t cut the stone back along the curve of the pool to leave room for the pool contractor to install the coping. Not critical yet, but I’ve been down this road before, so I’ll probably be asking him every day until the pool contractor actually shows up.
We’re leaving about a 3-inch gap between the patio stone and the pool coping and planting some sort of low grass or creeping ground cover in between. I think it’ll make for a really cool break between the two.
For four days I asked him, “Do you have enough stone to finish the upper patio?”
“Yes sir.”
“You sure?”
“Yes sir.”
Ran out of stone yesterday.
Then told me, “I ordered it,” which would have been more helpful four days ago had he pulled the tape. Story of my building life.
On the right side, the retaining wall between this house and the next, which sits considerably higher, is coming together. The stucco guys are doing the scratch and brown coats now. We’ll probably hold off on the final color coat until we know whether that wall ties into a two-story outbuilding, a garden shed, or nothing at all.
We’re getting input from the real estate agent and broker on what makes the most sense there. Again, story of my life: nothing is decided until it’s decided.
Landscapers should be here Monday to start prepping and amending the planting areas. They also have a stone walkway to install from the upper patio down to the sidewalk.
Really need to get this house finished up and ready for somebody buy and close before the end of the year. so if anybody’s in the market for a house just a smidge under $3 million I got the one for you. It’s actually a bargain if you think about it…would be easily $10-$20 million in NYC or London.
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Oh and thanks All for appreciating the post/thread
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Very cool. Someone did a building like that at Ponce City Market here in Atlanta, Jamestown developed it. I don’t think they own it anymore but they also did Chelsea market in NYC
