Chapter 5.3: Buidling Design And Construction Flashcards
HPA stands for what?
Homeowners protection act
What is the purpose of the homeowners protection act
To increase consumer protection and improve the quality of residential construction in BC
3 regulatory requirements for homeowner protection act
1) all residential home builders must be licensed and registered
2) all new homes must be covered by home warranty insurance
3) all new homes must be registered in a New Home Registry
Rule 1: all residential home builders must be licensed and registered
Required to complete continuing professional development courses and be qualified
Rule 2: All new homes must be covered by home warranty insurance
2 years for material labour
5 years for the building envelope
10 years for any structural defects - after an occupancy permit was issued
Exception to the homeowner protection act
If you build for personal use - no license required
The person must intend to personally use the home for at least one year from the date of occupancy and may not rent it out during that period
BC housing is a __________________
Crown agency
One thing BC housing is responsible for is ___________ all residential builders and building envelope renovators province-wide
licensing
One thing BC housing is responsible for is administering ____________________ authorizations
Owner-builder
One thing BC housing is responsible for is for carrying out ___________ and ____________ that benefits the residential construction industry and consumers
Research and education
One thing the New Home Registry questions is whether the builder is __________________
Properly licensed
One thing the New Home Registry questions is if the home is _______________
Property registered
One thing the New Home Registry questions is if ___________________ is in place
Warranty insurance
One thing the New Home Registry questions is the __________________ date of insurance
Commencement date
Aka: when does it start?
One thing the New Home Registry questions is if an _______________ can be offered for sale
Owner built home
Key Point: a new home cannot be _______ or ________ or _________, unless the licensing and warranty requirements in the HPA are met
Listed, Sold, built
Key Point: if the home is less than _______________ or has been substantially _____________, licensee should take steps to ensure that all the insurance, licensing and disclosure has been met under the HPA and incorporated into the ______________________
10 years old or has been substantially reconstructed
Contract of purchase and sale
Key Point: buyers _____________ of the new home warranty coverage and warranty documents are properly ____________
Must be aware
Transferred
Key Point: if you are representing ________________, ensure all disclosure obligations have been met by them and they will be liable to the buyer personally
Owner builders
What are the 4 top level building code objectives
1) structural safety
2) public health
3) accessibility
4) fire protection
Building Code Top Level Objective: structural safety
Foundation
Building Code Top Level Objective: public health
Sanitary conditions
Building Code Top Level Objective: accessibility
In which firefighters can approach each face of the building
Building Code Top Level Objective: fire protection
Set a minimum requirement for providing acceptable levels of fire safety in and around building
What are the 2 metric construction modules?
1) hard changes
2) soft changes
What are hard changes?
Establishment of NEW STANDARDS
Such as changing to a metric building standard (from an imperial standard)
______________________ are used for greater precision and ease of calculations (based on a 100mm module)
Metric construction standards
Example of a hard change
1200mm x 2400mm (metric) rather than 4’ x 8’ (imperial)
Not the same size
What are soft changes
Involve the use of existing physical sizes now specified / expressed in metric measurements
______________ do not change the physical size of building material
Soft changes
Example of a soft change
“2x4” changes to “38mm thick and 89mm wide’
This is the same physical size
Measuring Floor Area
Several areas of a house are not included as finished areas to be included in square footage, what are some of these areas?
- Garages
- Porches, balconies, decks
- Unfinished floor areas (unfinished basement)
- Openings to floors below (example vaulted ceiling on main level that’s two floor high)
- Finished areas that are not connected to the main body of the house by other finished areas such as hallways or stairways
Example of Measuring Floor area
A finished loft connected by a stairway
Would be included in a measurement, but a finished loft accessible by a ladder would not be included
What is the 1 type of substructure
Foundation!
What is the buildings foundation?
The lowest part of a building or structure, serving as support for the building or structure as a whole and typically placed below ground level
__________________: a black coating material applied to the foundation walls to prevent the entry of water by sealing minor capillary pores in the concrete
Damproofing
There are ___ types of superstructures
7
The 7 superstructures before explanation
1) joist
2) stud
3) plate
4) truss
5) rafter
6) lintel
7) header
What is a joist?
Horizontal framing member used to support a floor
It’s laying down
Opposite of a stud
What is a stud?
The vertical framing that is used to support walls
This is erect / vertical
What is a plate?
A horizontal lumber that the stud rests on at the bottom and top of framed walls
What is a truss?
An engineered, prefabricated roof or floor support structure
Think of Emily’s barn
What is a rafter?
The structural member that supports the roof deck
What is a lintel?
The supporting structure over an EXTERIOR opening
What is a header
The supporting structure over an INTERIOR opening
There are _____ structural methods
7
What are the 7 types of structural methods
- Log
- A-frame
- Brick
- Stone
- Concrete
- Western platform wood frame
- Post, beam, and plank
What is the most common structural method in BC?
Western platform wood frame
What is post, beam, plank structural method?
Floor to roof windows, the roof is formed of planks secured by beams, which are supported posts
What are advantages to a steel frame building
- Non-combustible (no shrinkage)
- can be built very quickly
- greater % of useable interior space
- fire resistance can be provided by drywall for floors and walls
Disadvantages to steel frame buildings
- Cost more to fireproof
- Costly $$
- No room for change
- Requires additional fire proofing
____________ buildings were commonly used in the past for high rise construction
Steel frame buildings
Wood framed buildings advantages
•Least costly method
Disadvantage to wood framed buildings
- Shrinkage of the wood framing
- max height of 6 storeys
- stairways must be enclosed with fire resistant materials
Advantages to concrete framed buildings
- more economical than steel frame
- more flexibility in architecture design
- max fire resistance (requires no more to meet safety standards)
Disadvantages to concrete framed buildings
None bro!
______________ is the most common type of construction today for mid to high rise multi family buildings
Concrete framed buildings
Masonry and Wood Frame buildings disadvantage
An older construction style
This style has become less common with more stringent fire bylaws
*no positives
In easy terms, the building envelope is what?
The skin of the building
_______________: The elements that protect a structures internal environment from moisture, dust, wind, and extreme temperatures; includes components such as siding, windows, doors, and insulation
Building envelope
Think of the dotted lines on Summit
_______________: allows any moisture that penetrate to drain out and dry out, rather than being absorbed into the wall assembly where it can lead to destruction
Rain screen
Wall buildup includes:
1) protection for the house structure
2) maintenance of the internal environment
3) interior finish
How can you prevent moss growth?
Zinc baby!
Good old Revelstoke
________________ :To direct rain-driven moisture away from the sealant around vertical penetrations of the roof
Metal flashing:
_______________ when an asphalt shingle has lifted in the middle
Fish mouth
______________: when asphalt shingles have curved up at each edge
Edge curl
What are the 2 types of doors
1) flush sliding pocket doors (revy bathroom)
2) folding doors
Flush sliding pocket doors
Door hung in a sliding pocket, which is set in the frame of the wall
Watch where you mount the TV!
Folding doors
An older type of door is the modern fold type
External cladding type #1
Aluminum / vinyl siding
Manufactured vinyl siding has become very popular over the last few decades because of its low cost
And ability to maintain its finish
External cladding type #2: stucco
Provides a more continuous exterior cover than wood or aluminum vinyl siding but is susceptible to cracking and water seepage
There are ____ types of windows
4
The 4 types of windows
1) single glazed
2) double glazed
3) Non-thermal broken
4) thermal broken
Single Glazed windows
One layer of glass in the window
Double glazed window
Two layers of glass separated by air space and sealed for greater insulating value
Non thermal broken (window)
The frame of the window is one continuous unit from the inside to the outside
Thermal broken (window)
The frame of the window is split into two parts from the inside to the outside to reduce the conduction of heat from the home to the outside and vice-versa
What is the best window set up for extreme outside temperature changes?
Double-glazed with thermal broken frames
________________: opening portion of the window is hinged on the top and opens outward
Awning
Remember, A for awning
A, as in it opens from the top and makes an A
__________________: opening portion of the window is hinged on the bottom and opens inwards
Hopper
_____________: opening portion of the window is hinged on the side and opens outward
Casement
__________________: a combination operating mechanism that allows the window to open like a hopper or like a regular window
Tilt and turn
What the Molder’s have!
What are the two types of insulation called?
Glassfibre batt
Cellulose fibre insulation
Glassfibre batt
The most common type of wall insulation
It is usually pink or yellow in colour,
Is rated according to R-Value
Think of cotton candy insulation
Cellulose fibre insulation
Is made from shredded recycled newsprint with chemicals added to prevent fungi and fire
What are the 3 types of plumbing systems (aka pipe types)
- copper
- plastic
- galvanized steel
What type of plumbing pipe will you never see / want to use
Aluminum!
Softest and most flammable
Important note: no _______________ required in each unit by the national plumbing code
Laundry facilities
What does HVAC stand for?
Heating, ventilation, air conditioning
What are the four types of HVAC systems?
- forced hot air - air filtration, humidifier, no AC
- electrical
- central hot water (old buildings) - Heats water supply
- steam heating (old buildings)
A benefit to HVAC is that you can allow ________________, meaning costs can be charged to individual units / occupants
Usage metering
Potable water =
Fresh water
________________________: problems concerning the quality and continuity of the water supply (rural areas), responsibility of the owner to install
Individual water supply system
______________________: little maintenance or inspection, water tax or meter charge
Regional water supply system
Mechanical ventilation benefits
Better indoor quality - ensuring a constant flow of fresh, outdoor air
Control over locations - ensure appropriate locations for fresh air intake
Improved comfort - provide occupants with a constant flow of fresh, outdoor air
Examples: bathroom fans, range hoods
Electrical Code
Minimum electrical service capacity shouldn’t be less than _________
100 amps
Watts =
Formula
Watts = Volts x Amps
Amperage
Measure of the rate of electrical flow
Amperage goes with the flow baby
Voltage
A measure of electrical potential or pressure of current flow
Wattage
A measure of power or consumption
What is a measure of electrical potential or pressure of current flow?
Voltage!!
Electrical systems are protected from overloads by _______ or ___________
Fuses or circuit breakers
Electrical Code
Knob and tube wiring
Only applicable to homes built prior to 1950
Safe to use
Outlets only have two holes in them , aka no ground
Elevators should be ___________
Self levelling
Elevators should be a minimum speed of ____________
200 feet per minute (fpm)
Orrrr if elevators aren’t running at a minimum of 200 feet per minute, what should it be?
No slower than 2x the distance from the top to bottom (rise)
What are the four types of single family heating units
1) electrical base board heating
2) central gas fire forced hot air
3) central gas fire forced hot water with room baseboard units
4) wood fired space heater
1) electrical base board heating: advantages
- very clean
- no heat ducts or pipes
- no central furnace system
- each unit independently controlled
*Convection and some radiation
1) electrical base board heating: disadvantages
- lack of air filtration
- baseboard occupied wall space (now I can’t put furniture there)
2) Central gas fired forced hot air: advantages
- rapid response
- best for extreme outside temperatures change
- air filtration included
- humidifier may be added
2) Central gas fired forced hot air: disadvantages
- requires duct work under main floor
- air ducts require cleaning
- DRAFTY
Central gas fired forced hot water with room baseboard unit:
Advantages
Steady and consistent heat
Fully automated
Clean and convenient
Convection
Wall fin units do what?
Increase the heating surface
Central gas fired forced hot water with room baseboard units: disadvantage
- lack of air filtration
- baseboard unit occupied wall space
- slow response to extreme weather changes
- system can freeze (due to the hot water)
Wood fire space heater: advantages
Reduces heat expenses (it’s a fire, get wood)
Provides Comfortable heat
*But not steady or consistent *
Wood fire space heater: disadvantages
Only heats one room. Fuel storage is required Inconvenient to add fuel and to clean Dirty (smoke and ash) Fire risk (creosote buildup)
Important note: every residential heating system is _____________ heating
Convection
There are _____ house types / classifications we need to be aware of
7
The 7 house types to be aware of:
1) west coast contemporary
2) ranch
3) Tudor / Elizabethan
4) Vancouver special
5) Victorian style
6) Arts and Crafts
7) Classical
___________________: evolved from marine climates, angular roofs with large glass areas, had an exterior finish of preserved or stained wood
West Coast Contemporary
___________: one story, under a continuous sloping roof, incorporated garage, large lot
Ranch / rancher
_______________: made from posts, beams, and plaster
Tudor / Elizabethan
_____________________: narrow lot
Vancouver special
_________________: steep shingled roof, peaked turrets, heavy chimneys, brick cladding, and cookie cutter trim
Victorian style
Like a little castle almost
_________________: very fine woods, joinery, massiveness, and strength, has solid stonework base
Arts and Crafts (heritage style)
______________: flat or slow slope roof, two or three storeys, a symmetrical facade, fluted white columns, triangular pediments, and open porches
Classical
What are the 4 variations of external style
1) Bay window
2) Dormer
3) Cathedral Entrance
4) Vaulted Ceiling
_____________: An extension of the floor and walls to increase the size of a room, without extending the floor
Bay Window
_____________: a mini roof extension used to provide head room and light in the upper level
Dormer
Whole point is to add more light
_________________: the ceiling of the entrance is mounted higher up creating a high entrance hall. Encountered in A-frame design
Cathedral Entrance
_______________: the ceiling of the rooms follow the roof line of the building and is actually the bottom surface of the roof joists.
Encountered in roof and beam homes
Vaulted ceiling
Energy efficient home
The ____________ is an energy efficient home standard that is climate sensitive - air sealed
R 2000
The R 2000 has metal framed, _________________ windows, insulated doors, and a draft free building envelope
Double glazed
The R 2000 home has windows placed / facing the _________ for maximum sun exposure
SOUTH
SOUTH = sun
Green construction uses ________ energy and water than the typical home
Less
Green construction requires _________ care and maintenance
Minimal
Green construction allows for ample ___________ air and _________ light
Fresh air and natural light
Green construction provides healthy ________________
Indoor living
Green construction takes advantage of renewable resources, such as:
Solar heat
Natural airflow
Rainwater
Acronym LEED, stands for what?
Leadership in Energy and Environmental Design
LEED specifics
It’s a certification program
Encourages green building practices
Four levels of certificate: certified, silver, gold, platinum
Which of the following is a main objective of building bylaws such as a national building code or BC building code
Curb appeal
Aesthetics
Public health
Green building
Public health fool!
Which of the following is not a top level objective of the national building code or BC building code
Aesthetics
If a metric building module is increased from 100 mm to 150 mm, this would be considered as which of the following
A hard change!
Hard due to the size changing
If it stayed the same, such as 100mm to 10cm, then it would be soft
In residential building construction, the term rafter refers to what

For this specific question, none of the above
The keyword always: roof deck! 
Which of the following statements regarding superstructure terminologies true?
Joist is a horizontal framing member used to support a floor
Opposite of stud remember 
One way that house in styles can be classified as by the structural method used in construction. Which one of the following terms does not describe a type of structural method?
Vaulted ceilings, just a feature
In regards to concrete framing, which statement is true?
Remember, concrete framing has no disadvantages
 So… It is considered more of a quality than wood in homes
Which of the following is not an advantage of steel frame construction
It is less expensive than reinforced concrete
It is very expensive!! 
A house has a window with hinges on top and opens outwards. How would you call that window?
Awning!
In the proficiions of electrical services, there is a relationship between electrical current (amps), consumption (watts), and potential (volts). Which the following equations correctly describes a relationship
Watts = volts x Amps
Women = power 😉
How do we measure elevator speed?
Feet per minute (FPM)
The enigma is a new apartment building. The distance from the bottom landing to the top floor of the enigma is 275 feet. What is the minimum speed the elevator should be?
275 x 2 = 550 FPM
Electric baseboard heaters are a common example of
Convection heating
Everything is convection heating
