Chapter 4 Flashcards
In the early _____, the first structures built by American colonists consisted of one room, with a dirt floor. By _____, there were a few houses being built with two rooms, side by side. By about ______, we saw the first two story houses being constructed, with two rooms on each floor.
1600’s; 1650; 1670
Around _____, we saw the first one-story homes emerging such as Frank Lloyd Wright’s “Prairie Style” homes. These were primarily one floor, but were large, architect-designed custom homes. Some had small upper stories.
1900
From the 1950s until today, we have seen five basic housing types - based on the number of stories. They are the
- Ranch - 1 story
- Cape Cod - 1-½ story
- Two-story
- Split level - multi levels
- Split entry (sometimes called a split foyer, bi-level, or raised ranch) - one story with finished basement (Note: Marshall & Swift refers to this type as a “two story bi-level”)
Style can be influenced by:
Colors Roof style Roofing materials Window types Building shape
In _____, Fannie Mae and Freddie Mac created the ______________ (UAD) which is a set of standardized reporting requirements used in residential mortgage lending appraisal reports.
2011; uniform appraisal dataset
One of the UAD protocols is that the appraiser must identify the ____________style of the subject property and comparable sales.
architectural
Categories of commercial buildings
Class A - fireproofed steel frame Class B - reinforced concrete frame Class C - masonry or reinforced concrete Class D - wood or steel studs Class S - pre-engineered structural; members
A factory-built house manufactured under the Federal Manufactured Home Construction and Safety Standards Act of 1976, commonly known as the HUD Code.
Manufactured Home
No manufactured home may leave the factory unless it complies with the ___ Code and is released for shipment by an independent third party inspector, certified by HUD.
HUD
A _____ plate (also sometimes called compliance certificate) is installed inside the home with the name of the manufacturer, list of factory installed equipment, and the roof load and insulation zones.
Data
A factory-built house built in compliance with a building code other than the HUD Code. This usually means that the home is constructed to the standards of the state or local building code used by the governmental unit where the house is to be located. Note that the California Factory-Built Housing Program uses the term factory-built housing (FBH) in place of the term modular home
Modular Home
Both types of homes are built by assembly techniques in factories and then transported to the site. Sometimes _______ homes are even constructed on the same assembly line as HUD code ______ homes.
modular; manufactured
The ______________ home is constructed on a permanent steel chassis and has wheels and axles. It is meant to be hauled down the highway and arrives 100% finished. The sections are joined together at the site and it is complete. Most significantly, it is built to meet the HUD Code.
manufactured
A ________ home is built in sections, called boxes, which are lifted onto a truck and transported to the site. The boxes are lifted off with a crane, or rolled off, onto the foundation. Then the boxes have to be joined and finishing work performed at the site. This home is built to meet state and local codes, not the HUD Code.
modular
Total area of finished, above-grade residential space; calculated by measuring the outside perimeter of the structure and includes only finished, habitable, above-grade living space
Gross Living Area
The most common comparison for one-unit properties is the above-grade _____ ________ ____
gross living area
A level is considered ______-grade if any portion of it is below-grade - regardless of the quality of its finish or the window area of any room. A walk-out basement with finished rooms ________ be included in the above-grade room count.
below; wouldn’t
For units in condo or co-op projects, the appraiser must use interior ______ unit dimensions to calculate the gross living area. In all other instances, the appraiser must use the _______ building dimensions per floor to calculate the above-grade gross living area of a property.
perimeter; exterior
Rooms that are not included in the above-grade room count may add substantially to the value of a property-particularly when the quality of the finish is ______.
high
The appraiser must report the _______ or other partially below-grade areas separately and make appropriate adjustments for them on the ‘basement and finished areas below-grade’ line in the ‘sales comparison analysis’ grid
basement
Total floor area of a building, excluding unenclosed areas, measured from the exterior of the walls of the above grade area. This includes mezzanines and basements if and when typically included in the market area of the type of property involved.
Gross Building Area
GBA is used in measuring ____ - ____ unit residential properties. It is also sometimes used in measuring commercial buildings, such as office buildings. Depending on the situation, it may include some __________ areas or common areas such as hallways.
2-4; unfinished
When appraising 2-4 family residential properties, Fannie Mae, Freddie Mac, HUD/FHA and VA require an appraiser to use ______ _________ ___
gross building area
Fannie Mae will accept the use of other comparisons for two- to four-unit properties (such as the total above-grade and below-grade areas) provided the appraiser:
explains the reasons he or she did not use a gross building area comparison, and
clearly describes the comparisons that were made.
What to take note of before construction:
Direction of sun How the sun travels seasonally House orientation Home doesn't have to face true south Prevailing wind patterns Topography Sloping lots Soil conditions Drainage capacity of soil Legal Restrictions
Soil maps are available from the
Natural Resources Conservation Service
There may also be __________ on building in a flood hazard area.
restrictions
There may be required distances between the well and septic system - most codes call for at least 100 feet. FHA requires that the well be a minimum of 50 feet from the septic tank, 100 feet from the septic drain field and at least 10 feet from a property line.
100; 50
A ________ area for family activities, such as a pool, patio, deck, play areas such as swing sets, horseshoe pits, etc. This is usually in the rear yard and may be fenced in or screened with shrubbery or trees.
private
A ______ area, usually in the front yard, which contains the guest entrance and driveway.
public
A ______ area that allows for semi-public area for deliveries, trash removal, meter readers, fuel trucks, mail delivery, etc.
service
Some ______ tasks that need to be done before construction include clearing the building site of rocks, trees and stumps, and any debris. Then the property needs to be rough ______. The topsoil should be stripped off and ______ to put back later.
physical; graded; saved
Legal considerations that need to be accomplished include:
Obtain a building permit Check applicable codes Building codes Fire codes Check environmental regulations Wetlands Protected areas Hazard areas Check flood plain Curb cut permit or driveway permit (if needed)
The HUD label on a manufactured home
- is not found in today’s new manufactured homes
- is optional and not important
- is a metal tag on the outside of the home
- is a sticker found inside the home
is a metal tag on the outside of the home
True or False: Modular homes have no permanently attached tags or labels that identify them as modular homes.
True
Which type of home is built to meet the HUD Code?
manufactured home
modular home
both manufactured and modular homes
all new homes built in the U.S. since 2005
manufactured home
Fannie Mae states that in calculating the gross living area (GLA) of a detached home, an appraiser must use \_\_\_\_\_\_\_\_\_\_ measurements. interior exterior exact, to 1/10 of an inch estimated
exterior
The foundation system serves three purposes:
It distributes the weight of the building over the ground, anchors the building to the ground, and protects the wood in the house structure from decay and insect attack.
3 components that make up a foundation system
The soil bed
Footings
Foundation wall or piers
________ need to be at least a foot below average frost penetration levels. This “_____ _____” varies all over the country, from zero in Key West, Florida, to eight feet or better in Lake Placid, New York. The footings need to be on ________, unfilled ground.
Footings; Frost-line; undisturbed
Footings should be ______ as wide as the foundation wall and as deep as the wall is wide. Depending on the soil conditions and local codes, they may or may not have ______ reinforcing rods (rebar).
twice; metal
______ footing pads also need to be constructed on the interior of the foundation wherever posts will be employed to support the floor beams
small
In most of the South and Southwest, the ____________ slab-on-grade foundation is preferred over basements or crawl spaces. It is the quickest and cheapest way to install a foundation. Frost heaving is not a consideration in these regions.
monolithic
The interior of the perimeter walls will be filled with compacted _____ and/or _____, depending on the nature of the soil.
gravel; sand
It is important to drain water away from the house so it doesn’t collect against the ________ and ultimately seep in. Drains made of __-inch perforated plastic pipe are laid outside and below the level of the footings. They are laid in crushed stone and covered with a fabric filter to keep dirt from _______ the pipes.
foundation; 4; clogging
oday most foundations are constructed of poured concrete or concrete block. The most common is _______ _______, although in some areas of the country, concrete block may be more common.
poured concrete
In either form of construction, “__” shaped anchor bolts are installed when the wall is completed. This will be the method to attach the _______ to the first piece of the wooden structure, the sill plates.
J; masonry
_________ are the main support beams and are set in pockets that were formed in the top of the end walls of the foundation.
Grinders
______ are horizontal structural members, placed on edge, which carry the house loads to girders and sills. The thickness, width and spacing are determined by the live loads placed on them. They commonly are 2 x 10’s or 2 x 12’s.
Joists
A good way to combat floor squeaks and improve structural rigidity is to glue the ________ down to the joists and use tongue and groove plywood.
plywood
Balloon framing was introduced around ______ in America.but by the 1930s and 1940s, balloon framing was _______ in many municipalities.
1850; outlawed
Balloon framing has been replaced by
Platform framing
With platform framing, the studs run
a story high
Studs are mounted ______ in platform framing
vertically
In platform framing, the top of the studs is a double ____ ____
top plate
Sheathing is applied to:
Strengthen the structure Provide a nailing surface for siding Combat air infiltration Form a moisture barrier Provide some insulation
The most common sheathing is
insulating foam sheathing
What is stucco?
Lime based mortar finish applied to a wall
Exterior Insulation and Finish Systems (EIFS) is sometimes known as
synthetic stucco
Masonry construction is also popular, in many varieties:
Brick
Stone
Concrete block
Poured concrete
The slope of the roof is described as a precise relationship of the ____ over _____. The ____ is how high it goes up vertically over a certain horizontal ____.
rise; run; rise; run
If the roof rises 4 inches as it goes 12 inches sideways - the _____ or pitch of the roof is 4 over 12 or 4/12.
slope
Most new construction today employs ______ composition shingles to roofs
fiberglass
The main support beams for a home are called timbers girders sill plates pockets
girders
A monolithic slab on grade foundation
- is not permitted anywhere in the U.S. due to building code restrictions
- requires a separate footing that is usually 4-5 feet deep
- is very common in the North and Northeast
- is essentially one giant footing
Is essentially one giant footing
True or False: Balloon framing has replaced platform framing as a modern building technique.
False
Roof slope is expressed as ____________ over ___________.
feet, inches
rise, run
area, weight
size, strength
rise, run
This stands for Heating, Ventilating, and Air Conditioning.
HVAC systems
Some materials transfer energy more quickly and are called
conductors
Poor conductors, or _______, include plastic and air
insulators
Ventilation goes hand in hand with
insulation
Ventilation methods include:
Attic fans Kitchen fans Vents - basement and crawl space Attic - ridge vents, perforated soffits Louvers Cupolas Mechanical air exchangers
The advantages of Low - E glass are
Better heat insulation
Reduced carbon dioxide into the atmosphere
Reduced condensation on the interior
Low Emittance, or also known as _______, glass has a coating on the inside to reflect it back.
Low- E
Up until about _____, all houses were heated by fireplaces.
1840
The modern “central” heating system with one central furnace didn’t appear until around
1880
The next generation of heating systems had ducts and multiple registers in the floor, but there were no fans. The air simply rose when warmed. Because of its configuration, it was known as an
octopus system
For many years, the warm air furnaces were “ductless”. They were known as _____furnaces.
gravity
This air system employs fans to move the air around and ducts to supply heat to every room. The air can also be filtered or humidified. Most common today.
Modern forced warm air system
In this system, water is heated in a boiler and sent through pipes to each room, where it gives off heat through convectors.
Hot water heat
In this system, electricity is sent through a resistor, which causes it to heat up. Air passes over the heated surface and warms the room by convection. In some cases fans are also employed to move the air around.
Electric Heat
This type of heat was utilized in the 1950s and 1960s but the technology was not too advanced and there were maintenance problems. We are seeing a resurgence of popularity today in new construction - but obviously, it’s hard to retrofit.
Radiant heat
This type of heating is simply reversible air conditioners. They can heat in the winter and cool in the summer. They use a refrigerant to pick up and discharge heat.
Heat pumps
This type of heat usually employ high density polyethylene pipe. It is buried four to six feet deep for horizontal applications and may run from 100 to 500 feet deep for vertical applications. The pipes are filled with water or a non-toxic antifreeze solution. The most energy efficient.
Geothermal Heat Pumps
These systems encompass two main systems: the distribution system and the drain/waste/vent (DWV) system. In addition, there may be a third sub-system with hot water or solar heating.
Plumbing systems
This system brings water, under pressure, into the house - usually through a ¾-inch or one-inch line. This divides before going through the water heater into cold and hot water distribution lines that run to each fixture or appliance. Better quality systems use ¾-inch main lines and ½-inch branch lines. Lesser quality installations use ½-inch throughout.
Distribution system
This is flexible and permitted for cold water use only. It should not be utilized for distribution lines within the house, but works well to bring in the water from the supply, i.e., from the well or the public water system.
Polyethylene “Black Plastic”
This pipe is similar to polyethylene but has had poor acceptance with many codes due to earlier fitting problems.
Polybutylene
Rigid plastic pipe includes
PVC and CPVC
This type of plumbing is becoming more common in today’s new construction. This flexible plumbing product allows for long plumbing runs with fewer (or no) joints or fittings, which means less chance of leaking.
Cross linked polethylene (PEX)
This type of plumbing is becoming more common in today’s new construction. This flexible plumbing product allows for long plumbing runs with fewer (or no) joints or fittings, which means less chance of leaking.
Cross linked polyethylene (PEX)
Around ___%of American homes have their own private water supply. Some areas with high water tables lend themselves to hand-dug wells or use of naturally occurring spring
40
______ pumps use suction to lift the water. ______ pumps are preferable.
Piston; submersible
How many houses in America use private septic tanks?
Abour one third
In ______ septic systems, the sewage leaves the house through a 4-inch line and goes to the septic tank
modern
Voltage = ? Amperage = ?
Voltage = Pressure Amperage = Volume
This is the total amount of electricity that you have available
Amperage
The earliest type of wiring in a house was called
knob and tube
This was used for a short period of time in the mid-50s, due to a shortage of copper during the Korean War.
Aluminum Wiring
Since the 1960s, the most popular wires have been plastic-coated non-metallic wire known as
Romex
True or false: Heat pumps are essentially reversible air conditioners.
True
The air cavity between window panes is often insulated by filling it with _________ gas.
radon
hydrogen
argon
helium
argon
In a home’s plumbing system, grey water comes from
the home’s main water supply lines
sinks and laundry
commodes
plumbing leaks inside the walls
sinks and laundry
The most common type of heat system in new construction today is
hot water
forced warm air
geothermal heat pump
active solar
forced warm air
What type of wiring is most commonly found in new residential construction?
knob and tube
plastic coated or Romex
armored cable or BX
insulated aluminum wiring
plastic coated or Romex
The results of a __________ test will determine if there is suitable drainage and the size of the drain field that will be required for a septic system.
drainage
soil bearing
absorption
percolation
Percolation
Freon R-22 was banned from use in HVAC systems in new construction because
central air conditioning is no longer permitted in new homes
it is inefficient as a refrigerant material
it damages the ozone layer
it was tested on animals
damages the ozone layer
Which is NOT a purpose of sheathing in new construction?
strengthen the structure
provide a nailing surface
provide decorative detail
form a vapor barrier
provide decorative detail
Which is NOT a method of ventilation?
electric radiant
roof vent
cupola
kitchen fan
Electric raidiant
What is the most common type of framing today?
platform frame
balloon frame
log frame
post and beam
platform frame
U-shaped, water-filled pipes that keep sewer gases from venting back into the house are called:
Traps
J-bolts
Baffles
Riser pipes
Traps
Gross living area should NOT include:
A second floor laundry room
A basement family room
A first floor half-bath
A foyer closet
A basement Family room
Which type of foundation wall would use a keyway in its construction?
stone
brick
concrete block
poured concrete
poured concrete
You are appraising a single-unit detached dwelling. How would you measure the gross living area?
Using exterior measurements
Using interior measurements
By estimating the length of the walls and rounding to the nearest foot
By including all enclosed areas
using exterior measurements
According to the EPA, ______________systems are the “most energy efficient, environmentally clean, and cost effective space conditioning systems available.”
electric heat pumps
gas hot air burners
electric radiant heat
geothermal heat exchange systems
geothermal heat exchange systems
Which is NOT part of the foundation system of a house?
soil bed
joists
footings
foundation wall
joists
Which of these is the most recent type of siding?
wood
aluminum
fiber-cement
vinyl
fiber cement
The Natural Resources Conservation Service produces soil maps that are based on
soil samples
topographic maps
aerial maps
flood maps
aerial maps
A __________ home has a permanent steel chassis, wheels and axles.
manufactured
modular
pre-cut
panelized
manufactured
A roof has a pitch of 4 to 12. For every three feet the roof goes sideways, it goes up \_\_\_\_\_\_\_\_. One foot Two feet Four feet 12 feet
one foot
Which was NOT true of early pipeless furnaces? They had fans They employed ceiling grates They worked by gravity They were not very efficient
they had fans
When calculating the gross living area of a dwelling, you would NOT include:
The stairs from the first floor to the second floor
Closets
Interior hallways
Covered porches
covered porches
Marshall & Swift categorizes reinforced concrete frame commercial structures as Class A B C S
B
Most residential new construction today employs \_\_\_\_\_\_\_\_\_\_\_\_\_ shingles. slate fiberglass wood metal
fiberglass
An expansion tank is part of which type of heating system? electric baseboard hot air hot water heat pump
hot water
Footings should be \_\_\_\_\_\_\_\_\_\_ as wide as the \_\_\_\_\_\_\_\_\_\_\_\_\_\_\_. at least, sill plate twice, slab is deep twice, foundation wall three times, sill plate
twice, foundation wall
The earliest framing method was platform frame balloon frame steel frame post and beam
post and beam
Which of these is NOT a source of grey water in a house? Bathroom sink Shower Toilet Laundry
toilet
With regard to electricity, amperage is equal to: pressure volume the speed of light number of circuits
volume
“Total area of finished, above-grade residential space; calculated by measuring the outside perimeter of the structure and includes only finished, habitable, above-grade living space” is the definition of
gross building area
gross living area
gross rentable area
gross finished area
gross living area
