Calling all Carpenters/Structural Engineers. New home construction ???

Water table too high everywhere else I guess ?

 

Housewrap is OK if you use a rainscreen between it and your siding , otherwise you get the issues where the pores in the housewrap become clogged with the tannins and surfacants from the siding and once clogged the housewrap loses it's ability to shed water and doesn't breathe . It is a superior air barrier if detailed correctly but up here where a 6 mil interior vapour barrier is common , the vapour barrier doubles as the air barrier .

The advantages to building paper ( tarpaper ) over housewrap is that it allows the wall to dry to the outside , the product itself dries once wetting ends and we install 60 minute paper with a 1/2 roll lap which sets up a continuous shingle lap of protection on the wall meaning if you do get a penetration somewhere , the water behind that layer of paper will be shed to the exterior on top of the layer of paper below it , shingle style .

Housewraps are usually lapped minimally head and toe and taped , meaning if you get a leak up high on a wall , the water stays behind the housewrap .

 

Indeed. Dig a hole most places around here for a fence post or mail box and you'll hit water.
Oddly enough, along the beach is some of our highest elevations. There's a ridge that runs along th coast between the bay and gulf.

 

I can not disagree with any of this. Makes my earlier disagreement suspect.

 

If your framing is 2x6, why are the giving you an R-13 insulation? They should use an R-19.... there's even an R-21 high density batt.

 

Nope always willing to learn something new! Any homer owner can go into a box store pick up some info go home online and read about it. Doesn't mean they understand it or have 30 years plus doing any of it! Just funny reading some of the banter! I don't know "it all" I haven't done everything yet!

 

Congrats on your purchase this is my first as well. I'm using 2x6 and 24"OC along with DRYLine house wrap and hardie board for the siding. My walls are upgraded from R-19 to R-23 and my ceiling is upgraded from R-38 to R-50 and also had the garage insulated from nothing. My floors in my house look like 3/4 sheathing i could be wrong.

 

Thanks for all your reply guys. As this is my first brand new home i worry about integrity and life span of home along with durability during storms and high wind gusts. I know my house has about 8 hurricane straps so that good I guess but the 24' OC is my only concern. The efficiency of the home is very good as I upgraded to blown in insulation and Lennox 96% effciency heating unit. As OZ said I have less thermal bridging with 24" OC vs 16 OC" with more insulation in the walls the wood.

 

Here are updated pics, I have a crap load of can lights in the ceiling. I might of went over board lol The Hardie Board will eventually be painted and also the door

 

What windows did you go with? We are going with the dual pane Argon filled ones that come with, they offered triple pane krypton etc but the cost tripled.

 

looks like a well built home,nice veiw.

 

Low E coating ?

 

Yes

 

Thats more beneficial than going to triple glazing as far as return on investment , low E windows are code here now , makes a big difference

 

Thanks for the comments guys regarding Windows I don't think I got the best Windows available according to these numbers but they are good enough for foreseeable future ...side-note and its way overkill all the electrical in the house is 12 gauge wiring even the lights...yes I know it's not necessary
Also here is update of home inside living room

 

It's just a saying my goodness

OSB oriented strand Board is barely better than particle board/underlayment IMO I hate it

 

Just wanted to share the outside of the home...it's almost done on outside they just messed up with the pillars and they are taking out the grey soffits to put white ones in...not sure where they got the grey from but nonetheless I'm happy

 

Why is the living area stepped up from the garage elevation ? Is that due to site conditions or just a design choice ?

 

Most homes are like that in that community some higher then others depending on location. I think it has to do with the water table im not 100% sure on that

 

Is it a crawl space under your living space ?