The foundation, the most important structural element of any new home, has been completed, and although it may not seem very impressive at this stage, take heart. The next stage-framing-can be both exhilarating and enlightening. Framing forms the skeleton of a house; once the framing is up, the house will start to transition off the blueprints and into the real world.
The frame of a home carries the load of the roof down to the foundation, supporting the entire structure and acting as a barrier against natural elements. It is imperative that the framing be accurate. If not, plaster cracks, doors don't close properly and floors squeak. Inaccurate framing presents problems for the other trades that follow, such as cabinetmakers, flooring specialists or the cornice crew, who specialize in siding, soffit and outside trim. These issues won't be a concern when a competent framer is onsite who follows plans and building codes.
Homes are generally built using the most available resource, which in this region is wood. Balloon framing, which uses long studs from the foundation to the rafters, was popular in Canada until the 1940s, when platform wood framing (also referred to as stud-wall or stick) came into general use. "Platform construction is a convenient method of framing because walls may be constructed on each floor level and tilted into place," wrote the National Research Council's D.B. Dorey in 1956.
The art of wood-frame home construction has been perfected by professional builders. Kiln-dried, pre-cut dimension lumber is predominantly employed, along with engineered wood for joists and roof trusses. Although these homes provide good insulation, vapour barriers and air barriers to control moisture and inhibit leaks and drafts, higher maintenance may be an issue in terms of dealing with wood rot, insects or repainting.
A much more recent innovation is Insulated Concrete Forms (ICF) homes, which are gaining in popularity and winning wards for energy efficiency. First patented in Canada in 1966 and now common in Europe, they consist of concrete sandwiched between foam walls. This slows air flow in and out of the wall, thereby increasing thermal resistance to between R-17 and R-26, compared to the R-9 to R-15 of wood-frame construction. Even after the cement has cured, the forms remain in place, so unlike conventional framing, the insulation, vapour barrier and sheathing are incorporated into one unit.
Although the cost of building with ICF is approximately three per cent to 10 per cent higher than conventional framing, ICF homes are the most airtight of any building method, can withstand extremely high winds and are more resistant to fire, since concrete does not burn. With research estimating heat savings of 44 per cent, ICF answers the need for energy conservation, especially in cold Maritime winters. "Five to 10 years ago most of our sales were second and third-time home owners who lived in their home for a number of years, and realized high energy costs," says Lindsay MacLeod, sales representative at MacLeod General Construction in Centreville, NB. "I now have young new home buyers building with ICF."
As much as 25 per cent of energy loss is through heated, uninsulated basements. For this reason, "many people are now looking to go right from the footings to the rafters, so the entire shell is done with ICF," she says. Because it's energy efficient, and has good sound (see box) and fire resistance, ICF homes have promising resale value.
Builders trained in ICF construction - each manufacturer provides its own training - are essential in this type of construction. Although a list of general contractors can found at the Canadian Home Builders' Association (www.chba.ca) or through the provincial home builders' associations, the websites don't list qualified ICF contractors. Homeowners should ask about ICF certification; builders who aren't trained can subcontract the work to specialists.
One of the oldest methods of building, used to build Stonehenge, is post and beam: two posts support a beam and are joined using mortise and tenon and pegs. The beams bear the load of the structure. When wood that is at least 5 ½-inches thick is used along with traditional joinery, it's called timber framing; the framing is generally visible from the interior and sometimes from the exterior, as is the case in Tudor-era homes.
The request for post-and-beam framing has followed the fortunes of financial markets, with approximately 75 per cent of buyers among the baby boom generation, says Forrest Rand, timberframe designer and builder with Arlington Frame Company Ltd. in Canning, NS. "We get requests from people who are looking for retirement homes, or those who have vacation land." For some, especially people from New England whose grandparents were from the Maritimes, "they have fond memories of being in their grandparents' timber-frame house with a wood stove and the smell of baked bread," says Rand.
Rand has found there is a growing interest in the straw bale home, which incorporates well with a timber-frame structure. "Straw bale comes back into vogue every once in a while, with at least 20 straw bale homes in Nova Scotia alone." Virtually all home designs can use post and beam, although most are open concept, with frames highlighting specific living spaces.
Spruce, pine or hardwood gives the home a distinctive character. "We like to use Nova Scotia pine," says Rand. "It's less expensive than wood from Maine or Ontario. I always like to use local materials whenever I can. It's good for our economy."
Timber framing requires some forethought in terms of lifestyle, space requirements and budget. It costs approximately 15 per cent to 20 per cent more than conventional framing but is warm and durable while accentuating rustic beauty. Given that wood burns more readily than other materials, some people worry that timber-frame construction may be prone to fire damage. However, the US National Fire Protection Association rates timber construction as more resistant to fire damage than platform framing.
Like all other aspects of home design, roof style is an individual choice. It's important to be certain of your wants and discuss changes with your framer well in advance. Alterations will be messy, costly and frustrating for the framing crew.
Roofs require heavy amounts of lumber. Most homes employ pre-fabricated engineer-approved roof trusses, built to design specifications according to roof pitch (angle and slope) and the height of the home. If roof trusses haven't been built exactly to specifications, they won't fit neatly into place. Trusses allow for flexibility and the construction of complicated roofs.
House design will often dictate the most suitable roof style. A Tudor-style home, for example, may use a cross-gabled roof, while a Cape Cod could have a front-gabled or pavilion-hipped system, each having its own unique features. Dormers can add a unique appeal to the façade of a home while creating a sunny and cozy space for a 1-1/2 or 2-storey home.
A new set of challenges in the framing process is stairs. The homeowner should have an idea of flooring material to be used beforehand. By the time the framing process is complete and the finished materials are on the stairs, a variance from the top to the bottom of each riser must be met, depending on the jurisdiction's building code.
Framers build staircases onsite except in the case of wrought iron or the like. The stairs will be checked for strength and noise and accompanying bounciness and squeaks. If there are changes to be made, they will be done before completion.
Keep in mind that there is no "perfect" building material. What we do have are more appropriate products to meet demand, requirements and preferences. Work closely with your contractor. Ask about construction systems, cost implications and energy efficiency. It is your home. It deserves your utmost attention.
Quiet, please
The Sound Transmission Class (STC) measures resistance of material to the transmission of sound; the higher the STC, the quieter the home. ICF frames generally have an STC of 50, compared to an average of 37 in standard wood-frame construction.