NEW: BP Podcast 66: Flips, Apartments, & Protecting Yourself From Professional Tenants with Michael Blank

Hide this

From the BiggerPockets Blog

 BiggerPockets Blog »

Jump to Forum View All

Click a category below to view different forum categories.

BiggerPockets

General Info

BiggerPockets Q&A, Site Questions, & Announcements

1509 topics, 14384 posts — Last Post 04/17/14, 09:38AM

BiggerPockets Exclusive PRO Area

117 topics, 838 posts — Last Post 04/16/14, 09:08PM

New Member Introductions

10866 topics, 85421 posts — Last Post 04/17/14, 05:12PM

Real Estate Success Stories

393 topics, 6116 posts — Last Post 04/17/14, 02:27PM

General Real Estate

General Real Estate

Buying & Selling Real Estate

5923 topics, 46675 posts — Last Post 04/17/14, 05:08PM

Renters

644 topics, 5819 posts — Last Post 04/17/14, 04:11PM

Get Foreclosure Help - Help Stop Foreclosure Forum

316 topics, 2557 posts — Last Post 04/16/14, 03:58AM

Home Owner Association (HOA) Issues & Problems Forum

237 topics, 1609 posts — Last Post 04/17/14, 08:53AM

Do it Yourself

653 topics, 6259 posts — Last Post 04/17/14, 08:00AM

Reviews & Feedback

Real Estate Deal Analysis and Advice

3665 topics, 29373 posts — Last Post 04/17/14, 05:08PM

Real Estate Guru, Book & Course Reviews and Discussions

1132 topics, 11543 posts — Last Post 04/17/14, 04:05PM

Ask About A Real Estate Company

739 topics, 7309 posts — Last Post 04/17/14, 04:30PM

Real Estate Investing

Real Estate Strategies

Wholesaling

5590 topics, 43676 posts — Last Post 04/17/14, 04:56PM

Rehabbing and House Flipping

3326 topics, 30925 posts — Last Post 04/17/14, 02:23PM

Real Estate Development & New Home Construction

551 topics, 4678 posts — Last Post 04/14/14, 01:02AM

Innovative Strategies

702 topics, 6003 posts — Last Post 04/17/14, 02:12PM

Tax Liens, Notes, Paper, & Cash Flows Discussion

864 topics, 6666 posts — Last Post 04/17/14, 11:59AM

Rent to Own a.k.a. Lease Purchase, Lease Options

691 topics, 4867 posts — Last Post 04/17/14, 03:32PM

1031 Exchanges

143 topics, 1052 posts — Last Post 04/16/14, 05:39PM

Foreclosure Investing

General Foreclosure & Pre-Foreclosure Forums

1686 topics, 11284 posts — Last Post 04/17/14, 12:36PM

HUD, VA, and Tax Sales

414 topics, 3088 posts — Last Post 04/17/14, 07:35AM

REOs

1214 topics, 10570 posts — Last Post 04/17/14, 02:28PM

Short Sales

1534 topics, 13120 posts — Last Post 04/17/14, 04:44PM

Landlord & Tenant Forums

Landlord & Rental Property Questions

7193 topics, 70616 posts — Last Post 04/17/14, 05:10PM

Mobile Homes & Mobile Home Park Investing

636 topics, 5127 posts — Last Post 04/15/14, 09:59PM

Investor Basics

Starting Out

7687 topics, 60350 posts — Last Post 04/17/14, 04:59PM

Investor Psychology

430 topics, 6092 posts — Last Post 04/14/14, 06:53PM

General Real Estate Investing

4711 topics, 37162 posts — Last Post 04/17/14, 03:19PM

Real Estate Investor Marketing

1730 topics, 14090 posts — Last Post 04/17/14, 05:06PM

Commercial Real Estate

Commercial Real Estate Investing Forum

1408 topics, 8979 posts — Last Post 04/17/14, 11:52AM

Multi-Family and Apartment Investing

1104 topics, 9183 posts — Last Post 04/17/14, 04:15PM

The Business of Real Estate

Real Estate Technology and the Internet

Real Estate Technology, Social Media & Blogging

638 topics, 4884 posts — Last Post 04/17/14, 02:08PM

Business Basics

Goals, Business Plans & Entities

829 topics, 7536 posts — Last Post 04/17/14, 12:22PM

Real Estate Finance & Legal

Financial, Tax, and Legal

Tax, Legal Issues, Contracts, Self-Directed IRA

2783 topics, 19994 posts — Last Post 04/17/14, 04:52PM

Property Insurance

309 topics, 2043 posts — Last Post 04/17/14, 08:42AM

Personal Finance Discussion

328 topics, 2730 posts — Last Post 04/17/14, 04:56PM

Loans, Mortgages, Credit Lines

Private & Conventional Lending Discussion

2828 topics, 19671 posts — Last Post 04/17/14, 03:05PM

Creative Real Estate Financing

1207 topics, 8762 posts — Last Post 04/17/14, 03:35PM

Crowdfunding Real Estate

35 topics, 455 posts — Last Post 04/14/14, 02:14PM

Real Estate Professionals

Real Estate Professionals

Real Estate Agents

1206 topics, 7953 posts — Last Post 04/17/14, 12:47PM

Bankers, Lenders, and Mortgage Brokers

441 topics, 1919 posts — Last Post 04/17/14, 01:58PM

Contractors

267 topics, 1678 posts — Last Post 04/17/14, 04:19PM

Local Real Estate

Local Real Estate

Local Real Estate Networking & Recommendations

1983 topics, 11579 posts — Last Post 04/17/14, 01:24PM

Americans & International Real Estate

161 topics, 566 posts — Last Post 04/14/14, 11:19AM

Foreigners Buying in the USA

62 topics, 409 posts — Last Post 04/10/14, 06:27AM

Canadian Real Estate

64 topics, 427 posts — Last Post 04/17/14, 03:22PM

Marketplace

Real Estate Marketplace

Real Estate Marketplace

15000 topics, 53891 posts — Last Post 04/17/14, 05:02PM

Real Estate Events and Happenings

163 topics, 2470 posts — Last Post 04/17/14, 04:56PM

Off-Topic

Off Topic

Off-Topic

2902 topics, 32399 posts — Last Post 04/16/14, 03:07PM

Housing News & Real Estate Market

914 topics, 8351 posts — Last Post 04/17/14, 08:41AM

BiggerPockets Real Estate Investing Summit

97 topics, 1751 posts — Last Post 04/10/14, 02:27PM

BiggerPockets Resources

Forums » Do it Yourself » drywall install over extruded foam on basement walls

drywall install over extruded foam on basement walls

13 posts by 7 users

Signup


was going to glue 2" pink foam on bottom 24" of exterior block basement walls,,, then have electrician run conduit on top of that horizontally for outlets. Then foam on up to top of wall and rim joist area gets little rectangles (2 layers for 4" total). then great stuff all cracks and creases.

then glue drywall to that. Some people say that wont meet code,,,needs mechanical fasteners. Anyone do this? Was also told a large home builder in Omaha which is much larger town,,does exactly that!!

Does this work? Does it pass YOUR code? code inspector here likes to make up his own rules sometimes.



Commercial Real Estate Broker · Canton, Georgia


I can't say as I haven't done that.I did however see a Mike Holmes episode recently where that was done and they ripped it all out as it wasn't to code where he was doing the rehab.


Small_allworldrealtyJoel Owens, All World Realty
E-Mail: [email protected]
Telephone: 678-779-2798
Website: http://www.AWcommercial.com
www.AWcommercial.com 678-779-2798 [email protected]



city threw me a curve today. I called and explained how I was going to do this including electrical. Inspector says sounds like a good plan and should work well.

I glue bottom 2 foot of 2 inch foam on half the house and the phone rings. Inspector says whats the r value of the foam. Its R-10. He says has to be minimum of R-14. So I said have to add another layer of 3/4 then. Well IF you glue 2 " to wall,3/4" to that, and drywall to that, the manufacturer (Owens Corning ) has to certify its a allowed acceptable use of their product. OR a structural engineer to sign off on it!!! 20 years ago that cost min of 750 bucks.

Only way its automatic to the city is to 'stud' the wall inside the first layer of foam. Not knowing I had some on already he says glue 1" to wall,,,then stud and put insulation in stud bay.

Putting 3/4 or 1" inside a 3 1/2 " wall seems goofy waste. Thought of asking if I put studs on flat...or use 1 X 3 firing strips BUT in any event the extra 4 r value is not continuous, broken by fir or stud.

Next problem is new heat ducts are close to blocks in places and NO room for any of this,,,then what??? Maybe I can alter some of them to make room.

This is turning into a nightmare OR huge learning curve, whichever comes first!!! What am I missing??Any suggestions???



Real Estate Investor · Bellingham, Washington


What about the vapor barrier




the extruded polysterene foam insulation is supposed to be vapor barrier as well as insulation. Was told if I put plastic over block it causes and traps mold. Same way with dry lock waterproofing paints. will see what woulda,shoulda,coulda comes up.

plastic is for fibergass insulation and stud walls I am told



Real Estate Investor · Charlotte, North Carolina


don i think i just did a basement like this..welli think so..kinda got lost in your post..sorry lol...we used treated 2x4's nailed into block with masonry or tapcons...they were put on the face 16 inches on center..then we cut the dow board, which has an R rating of 4 per 1/2 inch if i remember correctly, into 16 inch X 8 foot strips..glued that between studs onto wall..after that set, we glued another row of dow board onto previous dow board..this added up to 1 inch of dow board, which still sat lower than the 2x4's...even if you need to hit a higher R value though, you can glue a 3rd or 4th as long as it holds..just need to use longer sheetrock screws..using the 2x4's on the faces also allowed us to wire into the wall into the wall instead of running conduit above...just curious, what R value did your inspector allow for the block??


Bryan A., A Helping Hand Property Solutions, LLC
E-Mail: [email protected]
Telephone: 704-215-4687


Real Estate Investor · Charlotte, North Carolina


don, just remembered..another option is you can have an insulation company spray it..it gets very expensive though..for me, it was like 2000 bucks i think for a 300 sq ft basement room..there's all types of unconventional insulation methods..they just usually cost more..i'd call the inspector and see if he's cool with the dow board..4x8 sheets are 10 bucks at lowes and you can layer them on top of eachother..at least here you can, to get the proper insulation R value


Bryan A., A Helping Hand Property Solutions, LLC
E-Mail: [email protected]
Telephone: 704-215-4687


SFR Investor · Texas


I would think if you used all glue and not mechanical fasteners that over time the moisture migrating through the concrete from the outside soils would cause the glue to eventually delaminate. However, I'm from Texas and, therefore, not very familiar with basement construction techniques.



· Milwaukee, Wisconsin


Originally posted by Brian Hoyt:
However, I'm from Texas and, therefore, not very familiar with basement construction techniques.

What, you can't have basements in Texas because the oil comes gushing out once you start digging? :)

Anyway, Don: In your version without studs, how would you mount the electrical boxes?
When using the foam board in the stud bays, I think you would seal the corners like you would seal the gaps/seams on the glued on board. That would prevent the breakage on the insulation, I think.
But then I am not an expert (yet), I was just starting to look into the whole basement remodeling thing as mine is due to get done April or May.
I've only heard in our area that screwing studs flat to the basement wall and putting the drywall on that is not up to code. Not sure why, if lack of of proper insulation, or whatever mysterious reason inspectors sometimes come up with.




Uwe K.

Isthis the same Uwe as Germany Uwe? How did you get to Wisconsin?

Cant put untreated wood agaINST ANY CONCRETE,IT WILL ROT.

need vapor barier first which 2" foam is very good at. Put furring strips like 1 X4 against 2" foam and fill between to get your r-14 as is required here.

stay away from fiberglass batts below grade,,,basements etc because all it is is a stinky mold and mildew catcher. once its damp its toast



Residential Landlord · Illinois


I would think that there is a way to secure insulation and drywall or another finish to a block wall to meet code but probably costly and/or cumbersome. There may be questions in between inspections; framing, thermal and then finish.

I wouldn't think of NOT mechanically fastening the wall assembly. It will move with humidity and temperature change. I may consider a small area though.

What I've used before is polyiso(TuffR). It's a foiled face board insulation that has a higher R value than polystyrene. You might be able to get away with only 2" of insulation. If you come up short on R-Value you can add insulation where possible; rims could get R21 fiberglass.

Essentially you can compensate for a lack of R-value in one area by putting additional insulation else where; you're looking for the total U-value of the the entire envelope.

Although more costly, I prefer metal framing. I find working with it much quicker and cleaner. With metal, you can use track and studs or only 'Z' furring at 24" on-center. When using 'Z' furring, you will be using less metal than track and studs but you would want a powder or gas actuated gun.

Hopefully the job is done for you.




yes we are all done now except for hanging the drywall. Ended up completely covering wall with 2" foam. Screwed electrical to block walls both boxes and conduit. Went with a 2 circuit in one conduit all aroubd the whole small basement two feet high off the floor.

Then recessed tapcons into 1X4(only full 3/4 thick straight lumber could find). Had to recess tapcons cause whole town didnt have long enough ones. screwed tops and bottoms conventionaly. Put a treated 1 X2 all around the floor on concrete t eliminate rot of white wood on concrete.

Cut 3/4 foam to fit between 1 X4's tight. Filled all voids and spaces with foam. Next is to get inspector thru and approved and get a partion wall on one end of the two bedrooms down there, complete with the closet and the regular doors for each.

My experience using ANY fiberglass insulation has never been good,,,it acts like an air filter and then turns stinky.I have found code is one thing,,,long lasting operational function is most important. Code is good,but not alwats good enough. oh I also stuffed a 2 layer of 2" foam in rim joist area. Going to fill any cracks with spray foam,Great stuff.

Lots of time consuming work but looks good now we are on downhill swing.



· Milwaukee, Wisconsin


Don, yes, same Uwe ans Germany Uwe. Came to WI with a student exchange and got stuck somehow :)

With fiberglass, if yo have a proper vapor barrier behind it, it shouldn't start stinking and rotting - in theory. All that extruded foam sounds expensive.





Sign up