Mid Section of House
(Living Area)
Conventional wood framing with high-performance details:
Wall Framing:
· Laminated strand lumber (LSL) 2x4 studs spaced 16 in. o.c.
o Straight, precise & stronger; great for high ceilings and “balloon framing” of gable end walls (foundation to roof)
o No warped rejects, so less waste; efficient use of local natural wood resource
o Made with borates for termite resistance
· Engineered wood I-beam ceiling joists
o Straight, uniform; minimize 2nd floor squeaks
o High strength, stiffness, very long spans
o Alternative to 2x12 lumber from old growth forests
o Ends sprayed with borate treatment for termite protection
· 15/32 in. plywood wall sheathing
o factory borate treated for termite protection of structure
Roof framing:
· Borate treated 2x8 in. rafters, spaced 24 in. o.c.
o Ridge beam and collar ties; designed for semi-conditioned, accessible attic (see exhibit room)
o Supports weight of roof tile, space for R-30 insulation
· 19/32 in. borate treated plywood decking (termite protection)
o grid marked for faster, precise installation
· Attic knee walls detailed same as walls
Energy-saving building details:
Passive solar (sun control):
· Ventilated roof tile – elevated on battens, vented birdstops
· Overhangs, porch for every season; cross ventilation design
· House, window oriented for max. S & N exposure, min. E & W
· South overhang shades summer sun, admits winter sun
· Energy Star, low-e windows, doors (SHGC < 0.4)
Tight Construction and Continuous Insulation:
· Walls: Continuous R-5 exterior rigid foam boards in addition to R-13 wall cavity insulation
o Back wall: foil-faced Iso board is also radiant barrier behind cementious siding (installed with air space)
o Front wall: drainable EIFS with borate treated EPS foam
o Both walls: sprayed cellulose insulation between studs provides full coverage, no voids or compression
· contains borates for fire and termite resistance
· made from recycled newspaper
· Band between levels insulated, sealed with spray foam
· Penetrations foam sealed
· Attic: Unvented, cathedralized, semi-air conditioned attic
o R-30 airtight spray foam under roof, not attic floor
· roof-wall intersection blocked and foam sealed
o Ducts, air handler within conditioned space (no gas)
· Prevents typical 30% A/C/heat loss (in vented attics)
· Allows downsized A/C – can save enough $ to offset cost of energy upgrades (net zero cost)
o Clean, conditioned storage space
HVAC and HW systems:
· Geothermal heat pump (serves east half of house)
o Highest efficiency – EER 21-24, dual capacity
o Cools & heats via closed loop, exhibited 2 ways:
§ in ground (in 200 ft. deep vertical bore hole)
§ in pond (via stainless steel plate heat exchanger)
o No backup heat source needed
o Ozone friendly 410A refrigerant
· Ductwork within conditioned space – short, efficient layout
o Rigid trunk, sealed with mastic (not duct tape)
o No need to run to exterior walls with low-e windows
· Hot water reclaim system
o Free hot water when geothermal running
o With high efficiency electric water heater tank
· Fresh air intake with flow controller for controlled, filtered ventilation needed for healthy air quality
· Whole house dehumidifier for optimal healthy RH <50%
o independent humidistat
o maintain RH even when cooling not needed
o draws air from interior, delivers to HVAC supply ducts
· In-line kitchen exhaust system
o Quiet, powerful removal of cooking steam, odors
· Direct vent gas fireplace – sealed combustion
o Fresh air duct, not indoor air, feeds fire – saves energy
o No backdrafting – protects indoor air quality
Weather Barriers:
· Sill gasket (2 types) seals bottom plate to slab – saves energy
· Back wall: foil-faced Iso foam board with taped seams
o drainage plane, vapor barrier, air barrier & radiant barrier
· Front wall: crinkled housewrap (drainage plane) behind EPS foam board (vapor retarder) & synthetic stucco (air barrier)
· Window flashing & installation to drain water leaks to outside
o Sill backdam, adhesive flashing tape + corner guards
o all layered shingle fashion
o no tape on bottom flange so leaks drain to exterior
Fortified features (to resist 130 mph wind & flood damage):
· 15/32 in. plywood on exterior walls, close nailing pattern
· Connectors form continuous load path -- ties roof to foundation
o Anchor bolts w/ 3 in. washers hold sole plate to slab
o Hurricane hardware connects each stud to sole plates
o Metal straps tie 1st story to attic kneewalls
o Metal twist straps tie porch columns, headers to roof rafters; hurricane clips connect kneewalls to rafters
o Roof ridge straps connect front to back rafters
· Roof: 19/32 in. plywood roof decking
o ring shank nails, 6 in. spacing, 4 in. at gable end
o Peel and stick membrane roof underlayment
o Tile roofing – 2 screws/tile + clips on first course
· Elevated slab cap foundation (see details in west wing)
o Assorted impact rated window, door protections