Screened Porch Plans

DEAR TIM: My husband and I live in the Denver suburbs. We just bought a new house. In the back it has a 10 x 10 ft. concrete slab as the patio. We want to build a screened patio. We don't know where to begin. We called the building department in our county. They won't come to our house to help us determine what we can and can't do regarding city codes. Do we call an architect? A contractor? If so, how do we find someone to help determine what we can do structurally and help with the design. It is a Frank Lloyd Wright style house with stone. We want to make the patio consistent with that look. We also considered a structure separate from the house but again we just don't know where to start. Any advice would be appreciated. Laura J., Denver, CO

DEAR LAURA: Most building departments will do what you asked, but you went about it the wrong way. You need to draw up a plan of the porch and submit it to them in writing. The government officials then make sure the proposed plan does not violate zoning codes and meets the minimum requirements of the building code. If you pass these two steps, you get a building permit.

Based upon this, you can see that you need plans. But it gets a little complicated. I have seen people spend thousands of dollars on plans only to discover they can't even build what was planned! In one particular case an inexperienced architect took the commission, drew the plans and submitted them only to discover the project violated the zoning code. The owner could not get a variance and the project was never built. But the architect collected his fees.

I would make a visit to the county zoning office and talk with the officials there. See if your proposed screened porch is permissible and meets all side and rear yard setbacks and every other aspect of the zoning code. If they do tell you that you may need a variance, ask what the likelihood of approval might be. If it is low, you may want to put the brakes on the project now.

If you discover the screened porch doesn't violate the zoning, now it is time to call in an architect. Be sure you find one that specializes in residential architecture and find one that can show you at least two or three screened porch plans she or he has drawn for other clients. You do not want to be a lab rat and be the first screened porch client if at all possible. It would really be fantastic if this architect could prove to you that she/ he is familiar with drawing addition plans that match existing architecture. You do not want to add a porch that will detract from your current Frank Lloyd Wright home.

Take your time looking for the right architect. It will payoff in the long run. But make sure you know for a fact the size of the finished room will suit your needs. Go put all of the furniture you plan to use on the patio. If it fits and you are comfortable, this is great. But if the spacing is too tight, the porch may have to be expanded.

Creating a porch of your dreams requires an understanding of the elements, both in construction and climate. Better Homes and Gardens Porches and Sunrooms is a wonderful book to help you decide and plan a porch or sunroom that is right for you. In this book, you will find chapters evaluating and exploring your options, creating elements of style - porches and /or sunrooms, planning, and the basics of building. There is even a chapter on building ... talking you through the process point by point, including tips for choosing and working with building professionals.

Column 729

Building With Wet Plywood and OSB

DEAR TIM: I'm having a new house built. Six weeks ago my builder put in the floor joists and the wood subfloor. Immediately after the subfloor was installed, he framed the walls. Then work stopped and he has not done anything since. The idiot builder forgot to order the roof trusses. Since the work stoppage the house has experienced six major rains. Are the wood walls, flooring and subfloor ruined? The builder said he will sand the oriented strand board (OSB) down to make it even again. I'm getting oak flooring installed over this junk wood. Will the oak flooring be fine over the OSB? Thanks Richard Sparks

DEAR RICHARD: I am at a little disadvantage since I can't see the wood. But ninety-five percent of all exterior plywood and oriented strand board (OSB), that carries the American Plywood Association (APA) trademark, comes from the factories with a durability classification of Exposure 1. This means that the glues used to bond the wood plys, or the wood strands, to each other is 100 percent waterproof.

Products carrying the Exposure 1 stamp are designed so that minimal damage will occur during normal construction activity. It is possible to build with waterproof lumber and this is often done in the Southeast to prevent termite damage. But it is not a common practice to build with treated lumber for the few times wood might get wet as a house is built.

The water will do no damage to the wood wall studs and floor joists unless they are in constant contact with the water for long periods of time. The water can ignite an explosive growth of mold on the wood surfaces, but this can be cleaned off once the house is under roof and the threat of water contact is minimized.

The builder needs to get the roof on as soon as possible and then let the house air out. Once the moisture content of the lumber is down near 12 percent, see how the subfloor feels to walk on. If it is spongy, then perhaps it will need to be replaced.

The OSB panels can feel rough and still maintain all of their structural integrity. It is a good idea to sand the OSB to get it fairly smooth before the finished flooring is installed.

Column QA

Askthebuilder mp3 Radio Show March 26 2005


Each title below is a direct link to a downloadable mp3 file. Just click the title if you want to listen. Right click if you want to download into your computer to save and play at a later date.

The Copyright to all radio segments is owned by Tim Carter. I would love to know what you think of these radio segments.  Do you like them? Do they help you? Have they saved you money and/or time?  Let me know by sending me an email: [email protected]


Tim Gets a VIP Blue Angels Ride in Florida

Cork Flooring Durability

Fine Homebuilding Magazine

Jim, Middleton, OH - Cork Flooring

Fred - How to Seal an Exposed Basement Stone Foundation

Bob, Batavia, OH - Whirpool Tub Installation

Jeff, Hamilton, OH - How to Fix a Warped Parke Floor

Elaine, Lexington, OH - Lowering Ceiling, Suspend Metal Grid System

Paula, Princeton, OH - How to Fix Squeaky Floors Before Installing New Carpet

Askthebuilder mp3 Radio Show March 12 2005


Each title below is a direct link to a downloadable mp3 file. Just click the title if you want to listen. Right click if you want to download into your computer to save and play at a later date.

The Copyright to all radio segments is owned by Tim Carter. I would love to know what you think of these radio segments.  Do you like them? Do they help you? Have they saved you money and/or time?  Let me know by sending me an email: [email protected]



New Nisbet Showroom in Cincinnati

Thelma - 105-year-old Brick House - New Siding

Tim - Leaking Septic Leach Line

Chris - Spalling Concrete

John - Reduce Road Noise in Home and Reinforcing Walls

Don - Modifying a Roof Truss

Dennis - Water Heater Dip Tube


Building a Trellis or Arbor

Arbor redwood shade shelter

Building a trellis or arbor for your yard is a great way to get introduced to some basic construction techniques and principles. Even the most basic trellis or shade structure involves columns (posts), beams, rafters, ledger boards, etc. Some of these terms may seem foreign to you. Don't worry or be intimidated! A small lightweight trellis can be built in as little as two hours. Even if it collapses, I doubt that it would do more than cause a minor scratch or bruise. In other words, relax!

Work with Components

If you have ever built a trellis or a shade structure you know that when completed they are somewhat flimsy. Knowing this, imagine how hard it would be to keep several posts straight and firm while you are banging nails into them! The structure will shake and wobble the entire time.

I have found it is much easier to build the side panels and the "roof" as separate components. You can build these on a garage floor or workbench. With a helper, you can actually attach the pieces together on level ground with removable bolts. Once you are satisfied that it is going to work, you can transport it to the spot in your yard already assembled. Set it right next to where it will be installed so that you can get the spacing and locations of the post holes right the first time.

Assembly Hardware

If you decide to spend the time to create a beautiful trellis or arbor, I urge you to spend the extra $10 - 20 for stain resistant hardware connectors. Nothing will make a trellis or arbor look worse than rusting nails or bolts in 2 - 4 years.

Black stains can also result if you use redwood or cedar as your trellis material. These wood species contain natural chemicals that preserve the wood against rot. However, these chemicals react with iron and water to form an ugly black stain.

You can prevent stains and rust forever by simply using stainless steel nails and bolts. These are readily available in many hardware stores and the big box home centers. You will pay more, but it will be worth it. Don't be fooled by the shiny zinc chromate finish on the regular nuts and bolts. This is a very thin electroplated coating that can wear off in as little as 18 months.

Pretreat for Best Results

Does the paint peel readily on your house? Do you know that most paint failure can be traced to moisture penetration into the wood?

A trellis or an arbor is subjected to the worst possible conditions. It is out in the open with no protection from rain. Water can easily get into the overlapping pieces of wood. This water then enters the wood, creates expansion and elevated vapor pressure. Then end results are usually blisters and peeling.

You can minimize blisters and peeling if you seal the wood material before you start to cut it up to build the trellis sections. If you decide to paint, I would prime the wood first and then apply one finish coat. As you cut and assemble the individual pieces of wood, always apply some paint or sealer to the exposed end grain after the cut is complete. This is where water enters wood with the greatest of ease.

If you decide to use a clear or semi-transparent sealer you must use a synthetic resin water repellent.  Quite possible the best product currently available is Defy. You can get it by calling 800-860-6327.

Regular nationally advertised wood sealers and protectants often contain natural oils for the resin. These compounds are FOOD for mildew and algae! That is why your deck turns black and green....... Don't let it happen to your beautiful redwood or cedar trellis. It would be a crime.

What Wood Should I Use?

That is a great question. I intend to use redwood for my trellises. Redwood is easy to work with, is rot resistant, and simply gorgeous. A close second in my opinion is Western Red Cedar. It is a very attractive wood as well. Personally I would never paint these woods. A pigmented coat of Defy is what I intend to use.

You can also use CCA treated pine. However, if you do this, I would not recommend painting your trellis or arbor. Why? Because during the treating process, massive amounts of water is injected into the lumber. If you paint the wood before all of this water escapes from the lumber, you will have massive paint peeling problems within a matter of years. Treated lumber can be painted, but only after it dries out.

The problem with this, is that as it dries in the sun, it often warps, twists, checks, splits, etc.! If you have enormous patience, let it air dry inside your garage for 2 years and then get ready to build. I think you see why I intend to use redwood......

Related Column: Arbor

Column B191

Trellis and Arbor Plans/Kits

Trellis and Arbor Plans / Kits

If you want a specialized topic, then try trellises and arbors! You would think that there would be an enormous amount of variety, sources of plans, etc. about these cool patio and garden structures. There aren't as many as you might think.

Fortunately, the sources that are out there have some fine designs. The neat thing about a trellis is that you can create just about anything and it will suffice. The trellis is simply a light-weight structure that is used to filter sunlight. Of course curved brackets, diagonal or crossing lattice work, and mixing different species of wood can really add a wonderful finishing touch.

If you are serious about building a trellis, I suggest you visit a local garden center or bookstore. Page through landscaping and garden books. Often there are photos of gardens that contain a trellis or arbor. The article may be about something else entirely. However, you may get an idea from the photo that you can adapt and modify for your trellis. You know the old saying, "Why re-invent the wheel!"

Here is where to start your trellis / arbor plan search:

  • California Redwood Association
    Department TR7
    405 Enfrente Drive
    Suite 200
    Novato, CA 94949

Send $1.00 to this address and you are going to get the most magnificent 12 page color idea book, Redwood Landscape Architecture, you have ever seen. In addition, they will send you a very cool trellis/shade shelter pamphlet plan, Redwood Shade Shelter. It has 3D drawings, details, material list, and instructions. You can't beat this deal for $1.00!

What I like about this plan is that it will stimulate your ideas. You can easily see how you can modify, expand, elaborate a trellis or shade shelter for yourself after you look at this pamphlet. The color booklet has no less than 5 awesome photos of trellises and arbors that will also help you create your own structure. Send for these items today. don't forget to tell them you want both publications.

Trellis and Arbor Kits and Ideas:

The following sources offer trellis and arbor kits. I suggest that you call them immediately and ask for a color catalogue or pamphlet. You will get some very swell ideas.

     

  • Wood Magazine
    800-848-0213

    They have an awesome Victorian Arbor. It evidently disassembles for winter storage.

     

  • Smith & Hawken
    800-776-3336

    They have a trellis / arbor kit.

     

  • Gardener's Eden
    800-822-9600
    They also have a trellis / arbor kit.

     

  • Jackson & Perkins
    800-292-4769

    They tell me that they have an arbor kit as well. I couldn't get a picture before this Bulletin went to print.

     

  • Southern Serenity
    888-226-4075

     

  • Your Public Library
    If you have a large public library there is a great chance that they have back issues of Popular Mechanics or similar DIY magazines. I know that I have seen trellis plans in these in the past 5 years. As with all things, invest the time and you will get great results!

 

An Alternative to Wood

If you don't want the maintenance of wood, you can purchase a vinyl trellis. I know of one company that makes a variety of products. The vinyl products are available in different colors, styles, and designs.

Call this company to get the scoop on maintenance free vinyl trellises.

 

  • Tuff-Bilt Trellis
    800-394-6679

Column B191

Grades of Lumber

Lumber Grade Specifications

Just like any other product, lumber is graded. Different species have different systems but they are basically the same in many respects. The lumber is graded from the worst quality to the best. The grades will take into account the size and frequency of knots and the location of where the lumber comes from the tree. Grades often take into account the grain of the lumber as well.

Grain of lumber is called either vertical or flat. Flat grained lumber is generally considered lower quality. It has a greater tendency to cup or curl. You can easily spot a flat grained piece of lumber when you look at the cut end. If the growth bands are slightly curved or somewhat parallel with the width of the piece of lumber it is flat grained.

If the growth bands are parallel with the thickness the lumber is considered vertical grained.

Flat grained lumber should be used for the decking surface and stair treads. Always install it so the growth bands hump upwards towards the sky.

Vertical grained lumber is excellent for trellises and other things where warpage will cause appearance problems.

Redwood Lumber Grades

Construction Heart
This lumber is taken from the center of the tree (heart) and can contain knots. It is great for trellis posts or beams. The knots are usually small and tight.

Construction Common
This grade contains knots and can be taken from both the center or the outer fringes of the tree. If it is from the outer edges, it will be lighter (blond) and it is called sapwood. This grade should not be used where it might come into contact with the ground.

Merchantable Heart
This is an economical grade of heartwood. It can contain larger knots and knot holes.

Clear All Heart
This is is the second best grade. It contains no knots and is taken from the heart of the tree. This lumber has the highest amount of natural preservatives.

Architectural Grade
This is the absolute best grade. It is unequaled in beauty. If you want a piece of wood that has exquisite graining, will be warp and twist resistant, this is the one to purchase. It is expensive - don't waste it!

Column B191

Drain Your Crawl Space

! ! ! See Author's Notes at Bottom of Column ! ! !

DEAR TIM: My husband and I are interested in buying a new home, but we found out that the lot the house was built on has two natural springs located on either side of the lot. The contractor had two French drains installed to divert the water from the springs as well as directing the down spouts from the roof into these drains.

We decided to investigate the crawl space. The walls of the foundation were dry, but my husband found several spots of water in the crawl space on top of the plastic sheeting. However, there was not water under the plastic sheeting where he found the water. The amount of water was around a tablespoon.

What, if any, problems might we experience if we decide to purchase this property? What suggestions do you have for us? We plan to go back to the property if and when a hard rain occurs.

Betty R.

DEAR BETTY: You might have all sorts of problems and then again you may have none. The first thing to determine is whether or not there are surface water issues in addition to the subsurface water problems you already know about. Read my past column about Lots - Important Features to get a handle on the overall grade of the lot.

The liquid water on the vapor retarder concerns me as I wonder how it got there. Was it just condensation that had formed under the retarder and then flowed out on to the membrane at a nearby seam? Or, did water somehow enter the crawlspace and run over the membrane and this small amount of water was the last to evaporate?

I would also ask exactly how the existing French drains were installed. It would be ideal if they were nearly identical to the method I have used for years. Read my past column about Linear French Drains to see a great 3D diagram of how they are constructed.


Author's Notes:

You may wonder if my advice is worth anything. Well, read what Jim Sanders wrote to me when he was at the end of his rope:

"Hi, I just wanted to write to give you the results of my "Trench Drain". I have had a wet crawlspace for 15 years. Water would fill the crawlspace at times, so we actually had to drill weep holes at the base so that it would enter the basement and eventually, the sump pump.

I have tried everything. Several contractors said that the only thing we could do was to bring the water into the house via drainage tile and let it enter the sump pump. That would work, but because I live on a 6' elevation, there is no reason that I should have water problems. It became like clockwork...when it rained, we would rush home from the lake or wherever we were vacationing so that we could be prepared to start the backup generator, in case the power failed. We even had our alarm company put a sump alarm on our system, so they could notify us if we had a power failure. Battery backup was not an option, because sometimes we lose power for days and during any rain, our sump would run every 7 minutes...just like clockwork.

I found your site and read the article on the trench or French drain. At first, it sounded a bit like "holistic healing" to me. I failed to understand why a 2 ft. deep trench, 4 ft. away from the house would do any good. How could this simple thing correct an extreme water problem that has plagued me for years, cracked my foundation, settled my garage floor and ruined almost every vacation?

The Linear French Drain trench running from the house. PHOTO CREDIT: Jim Sanders

The Linear French Drain trench running from the house. PHOTO CREDIT: Jim Sanders

I decided "what the heck". I had to dig by hand using a trenching spade and a pick-ax, because the builder back-filled our property with brick and blacktop. It took quite a bit of time. Because the ground level varies so much on that side of the house, I was not able to achieve exactly 2 ft. deep. It varied from 18" to 30" in spots, but the slope was downhill. The trench is about 80 ft. long. At times, I thought about filling it all in, because I just didn’t believe that it would work.

I stoned it, put tile in, and filled it with #1 round stone. I socked the pipe just for safety measure and I also used geotextile fabric on top, so I could cover with dirt and grass. I also ordered some clay and pitched from the house to the drain.

After a short rain, water is running away from the house. PHOTO CREDIT: Jim Sanders

After a short rain, water is running away from the house. PHOTO CREDIT: Jim Sanders

Result? For the last month, we have had 7 or 8 torrential rains, the worst of which was last night. It rained so hard, that our lawn washed out in spots because of the high clay content. Our sump pump, that normally ran every 7 minutes during and after rain, has not turned on for 4 weeks. The silt at the bottom of the sump well is now dry and cracking. Our crawlspace has not shown a trace of water or even moisture.

Since I couldn’t see correcting the foundation cracks or the garage floor settling and tilting until I corrected the problem's source, I waited to see if the trench drain worked first.

This week, I had a company come in and perform sort of a "mud-jacking" technique on the garage floor, which worked perfectly. Also, during the past few weeks, I parged the cracks in the foundation.

A dry sump pump. PHOTO CREDIT: Jim Sanders

A dry sump pump. PHOTO CREDIT: Jim Sanders

I just wanted you to know how this worked. I stressed for many years over this issue and the solution was nowhere near as difficult as I thought it would be.

As a side note, I went to the end of the drain tile during a hard rain to see what was happening. Water was running out of the drain tile in about the same exact volume that it previously ran out of the weep holes in my crawlspace. This winter will be interesting, because last year, the ground next to the house was so saturated that during a thaw, my sump would run constantly. I'm guessing that the ground between the trench and the house will probably be drier now going into this winter."

- Jim Sanders, Upstate area - New York

CLICK HERE to get FREE & FAST BIDS from local drainage expert contractors.

Column QA

AsktheBuilder mp3 Radio Show March 9 2005

Each title below is a direct link to a downloadable mp3 file. Just click the title if you want to listen. Right click if you want to download into your computer to save and play at a later date.

The Copyright to all radio segments is owned by Tim Carter. I would love to know what you think of these radio segments.  Do you like them? Do they help you? Have they saved you money and/or time?  Let me know by sending me an email: [email protected]


Crown Molding DVD is Available

Old Tape Measure Tips

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Kay, Sharonville, OH - Preventing Icicles on Gutters

George, West Chester, OH - Stopped up Vent Pipe

Tom, Lebanon, OH - Bird Bath Repair

Tom - Cork Flooring

Paul, Delhi, OH - Leaking Gutter

AsktheBuilder mp3 Radio Show March 3 2005

Each title below is a direct link to a downloadable mp3 file. Just click the title if you want to listen. Right click if you want to download into your computer to save and play at a later date.

The Copyright to all radio segments is owned by Tim Carter. I would love to know what you think of these radio segments.  Do you like them? Do they help you? Have they saved you money and/or time?  Let me know by sending me an email: [email protected]


Home and Garden Show Today - Visit Tim in McCabe Lumber Booth

Crown Molding DVD, Special Numbered Release

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Elva - Dark Spots on Granite

Don, Columbus, OH - Composite Decking

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Marion - Work Area in Basement with Kitchen Cabinets