All Forum Posts by: Jim Adrian

It was shipped to the site via semi just like a wood modular trailer.  NPS handled most of the construction admin so I didn't see a whole lot of it.  It was lifted into place with crane and sat on a 12' high pier system due to tidal waves requirements.  We did 2 buildings for seasonal staff workers.  They looked pretty nice when all said and done.  This a 2br / 2 ba, kitchen, living room, and screen porch.  Also handicap accessible via ramp.

@Jonathan Landry

Metal studs is the last thing I want in a waste water treatment facility.  Chemicals and h2s gases will eat the metal studs alive in a very short time.  I have seen hollow metal doors rusting in 2 years time. 

@Karen O.

I agree with what the others have said with add the underlayment option. 

It looks like there is an option but I don't think its cheaper then adding the underlayment sheet.   I did look in the TCNA handbook and found the system F148-17 (ed year).  link below is very similar but from 2011.  If your floor joist spacing is over 16" then this installation type does NOT work.  You will see cracks in grout and tile at some point in time.

https://www.tcnatile.com/

detail - https://www.custombuildingproducts.com/media/59933428/spiderweb2_sell_sheet_us.pdf

Detail - https://www.arcat.com/cad/mapei/09306151.pdf

Custom Building Products is a good source of info and found at the big box stores as well.

https://www.custombuildingproducts.com/

Everyone things they can play architect because they are the handy man at their house or can pick paint colors.  Until a person get into hot water do they see need for architects. Unfortunately most states a have a limit of what you can do without an architect because drawings don't need to be sealed.  So we get a lot of poor quality work done where owners get taken advantage of.  We provide so much more behind the scene than people realize.   Architects provide a service not a product and people fail to realize this.

I use cmu and precast wall panels all day long in my daily life as an architect.  Precast will run you around $18- $22 (in my region) per sq ft of wall area for just a plain gray insulated panel with a light sandblast finish.  You want a siding look to it, ok add a form liner,  want colored concrete or need white Portland cement, these are all extra.  You can figure $30 per sf of wall for a starting point for a nice architectural panel.  Crane rental extra.  Transportation cost can kill you as well. Now its no long price competitive for a house.  For comparison brick veneer with cmu back wall will run you around $25 a sf of wall area. 

You really need to be 30 ft tall with panels and have the same size panels to drive the cost down.  Precast panels are limited to a 10 wide panel spacing.  You may find 12' panels but not common.  You are limited on where windows and doors are placed within each panel.  Erection time is fast, no doubt about that. 

I have a 60,000 sq ft building going up right now and did this in about 3 weeks.   I did a little 1000 sf building in the middle of Wyoming and did a cost estimate on cmu, precast and insulated concrete forms (fox block) and cmu was cheaper by far. 

I typically work with Core Slabs https://www.coreslab.com/

I have done a precast concrete modular home (double wide) in florida in the everglades, Flamingo NPS.  Here is the company that bought out the mfr we used for the project.   

http://www.metromont.com/multi-family

Its important to know why the owner tore out the drywall in the basement and when the remodel was done. When permits are pulled you will need drawings of some sort.  You most likely wont need an architect.  All the work will need to be inspected per the permit requirements typically.  There is a possibly of rework by a contractor due to mech, plumbing and elect not installed per code. Egress windows could be an issue if not the right size and height location.   

Autodesk (industry leader) has a variety of software products.  AutoCAD, Revit (3d),  Google Sketchup (3d)

You may be required to have stamped drawings for permitting which will require hiring an architect this is per 2015 IRC section R106.1.  This should be the same for all editions of the IRC and IBC codes.  Link to free code viewing.

https://codes.iccsafe.org/search/map

I would definitely look at the fair housing laws.  @Mike S. is right on discrimination.  I do believe fair housing allows an extra person per living room etc.  but not completely positive on this one.   Your price should get set on market value of house of similar size not by family size.   You also need to see if there is a limit on nonfamily members and what the exact definition is for your area.

 This will vary based on "scope of work".  This can range from 5% to 15% of the construction cost.  The best thing is research firms in your area or project area.  Then talk with one or several of them.  Spending an hour talking with them you will have a better understanding.

@Handie Kunen

I would engage and architect to assist you.  Have them prepare drawings for contractors to bid from.  Pending size and location you may need the drawings signed and sealed for permits.  Every location is different so verify with the building permit dept.  You will need the architect to do a life safety code review of the building because this is mixed use.  You most likely will have fire rated walls and floors in some areas.  I would specifically request a drawing to include a code summary and life safety plan.  Let the architect pull in the other disciplines as they are needed.