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From Bricks to Attics. Part. 2
Our third installment in a series on “Analyzing houses built from the turn of the century to 1968” was chosen due to the cost impact that modern Rules, Regulations and Ordinances dealing with building Health, safety, and Welfare issues as they relate to Home Remodeling, Additions and House Moving become apparent. These new policies are having heavy cost impacts associated with the Home remodeling Industry. These costs are directly related to the works of the International Conference of Building Officials (ICBO), and recently, the International Code Council (ICC), new Codes to improve Health, Safety and Welfare of communities. The findings of ICBO and ICC have been translated into more stringent Uniform Building (UBC), State (SBC) and Local Building Codes (LBC). The implementation of these new Codes plays a major roll in shaping Planning and Building Codes policies worldwide. In addition their work impacts the building cost. Much of their work has been done with little or no outreach to the average homeowner and particularly the Newly Licensed General Contractors. The consequences of these actions are that much is not known by the average home owner and sadly the newly Licensed Contractors. This then leads to uncertainty in proper planning and cost estimates.
Picking up from where we left off last month we will take a more in-depth look at Mechanical Systems of older houses. In earlier times homes were heated with Fireplaces, coal fired furnaces, to generate heat, Floor heaters later became popular. These were driven by the low cost of natural gas, and more recently homes were heated by central gravity heating systems. Each type of heating systems carried with it specific characteristics from the life of the heating unit itself to types of heat transmission equipment and mechanical venting systems. That being said, owners should be aware that frequently earlier homes will have evidence of perhaps hazardous material that may contain health problems. Lead base painted asbestos heating ducts, Plenums, and cold air returns may contribute to health concerns.
Earlier on, houses were designed and built with little or no concern for energy efficiency that relates to heating, insulation, window types etc. In some cases houses were designed with under sized heating systems, single pane windows, inadequate fire protection, rock wool insulation in only the attic, and little attention given to air filtration and weather stripping.
When considering remodeling, makeovers, additions, and or house moves it is wise to examine the areas discussed in this article. If you are not skilled or knowledgeable in this area you should contact a Home Inspector, General Contractor or someone who is knowledgeable of Mechanical systems. Asbestos usage in older home should be addressed first as this is the most harmful hazardous material used in older houses other than Lead based paint. The evidence of Asbestos ducting or piping by itself is not dangerous; however, the demolition, tearing out, repairing or removal should be undertaken only by a specialist. I will point out at this point that the damage of ingestion of the minute amounts particles of asbestos may not show up in terms of respiratory problems for up to thirty years. At a minimum, we advise that you check out a copy of the Asbestos Handbook for remodeling, published by the National Association of Home Builders, from your local library. Some older home builders painted the heating ducts, plenums with lead based paint to spruce up the property before selling. Lead based paint is another chemical based substance that can be harmful to your health. Until (sic) 1968 not much was known of the hazards of these materials, or at least, building departments were not too concerned over the presents of these substances. Here again the work of ICBO and ICC have played a vital roll in shaping Codes related to the installation of Mechanical Systems. For a further reference go to www.codecheck.com or contact our office at: www.adcbuilderseminar.com at a minimum we advise Home Owners and Newly Licensed General Contractors to check with your local building department before attempting any upgrades, repairs or replacement of planned Mechanical Systems.
If you have missed previous issues of brief discussions of the things that create difficulties when remodeling, makeovers, additions or house moves, subscribe to our Free Monthly Newsletter by going to www.adcbuilderseminar.com and click on the Free Newsletter link at the top right corner of the Web page. Comments are welcome at: davis52@comcast.net. .
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