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 Water Table and Soil Properties
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- The water table and soil type on your property may become a
factor in the style of home that will work on it. If the water table is high you
will need to build the foundation walls several feet above the water table and fill sand
will need to be brought in to cover the walls. This can cost thousands of
dollars. In some cases a crawl space (approximately 4 foot of space to give
foundation to the house only and can not be used as living space) can be used, so less
fill sand is required. You can also choose a different style home or do things to
the foundation to accomplish the same thing. The other thing to check out is if the
lot requires a septic system. If a septic system is required and the water table is
high fill sand will need to be brought in and built above the ground leaving a large mound
somewhere around the home. Check with your township or health department to find
out about your water table. Soil can also play a big role in the cost of a
property. We have built homes where the excavation bill was as low as $700.00 and as
high as $15,000.00. Sand is a preferred soil and will keep your excavating bills
down, however, if clay or something on the same order is the soil type, you can minimize
the costs by choosing the right style home for the property. Your health department
can take soil borings to tell you what type of soil you have.
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Daylight
and Walkout Terms
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- The terms Daylight and Walkout refers to the lower level only.
- A Daylight wall is a foundation wall where 2x4 or 2x6 stud
construction is built on top of a 3'6" high concrete wall. (Refer to your own
township codes for daylight foundation wall heights.) Egress windows (windows used
in bedrooms in case of fire or other hazards) can be placed in a Daylight wall.
- A Walkout wall is a foundation wall that is built 3 - 4 foot
below the grade and is also referred to as a frost wall because it is built below the
frost line in cold claimants. Taller windows and of course doors can be placed in a
Walkout wall.
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Trusses
and Rafters
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- Trusses are an engineered built roof system that can span
large areas without support in the middle. Many roof designs can be achieved with
trusses. Trusses can also be built with floors attached to the bottom used to span
spaces such as garages or pole barns. Many homes built today use trusses, however,
there are those times when stairs, dormers or other openings require something more to
complete the roof system.
- Rafters are made of many different types of materials these
days but to keep it simple we will use 2x8, 2x10 or 2x12 boards made up of a variety of
materials. A rafter is a single board grouped together usually 24" apart and
supported with a beam at the roof peak. Rafters are used in all homes where rooms
are placed inside the roof area. On larger homes with complex roof systems you may
see a combination of trusses and rafters used on the same roof. Contact your local
lumber company and/or truss company for the appropriate spec sheets for the roof layout of
your house plan. You may need this information to acquire a permit to build.
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A Bi-Level has the garage floor and the lower level at the
same height. From the front elevation the stairs comes from the level of the drive
way and goes to a landing in the middle of the house. When you enter the foyer you
have the option of going up to the main floor or down to the lower level. The
Bi-Level home is best suited for flat lots with a high water table. However, if
the lot requires a septic system; fill sand will need to be brought in and built above the
ground leaving a large mound somewhere around the home.
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A Ranch is a single floor house where the
garage and foyer floors are at the same height as the main floor. The Ranch style
home has several options... If the water table is low and the land is flat you can put the foundation in the ground 6 to 7 foot, this
will require little to no fill sand. If you want to raise the home out of the ground
3 - 4 foot you can get daylight windows in the lower level. Lots with a slope to the rear of the property are best
suited for daylight or walkout lower levels.
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A Raised Bi-Level has the garage floor and the lower level at the same
height. However, there is a second floor above the main placed inside the roof with
several more bedrooms. Dormers are placed on the roof to allow light into the bath
and/or bedroom areas. From the front elevation the stairs comes from the level of
the drive way and goes to a landing in the middle of the house. When you enter the
foyer you have the option of going up to the main floor or down to the lower level.
The Raised Bi-Level home is best suited for flat lots with a high water table. However, if
the lot requires a septic system; fill sand will need to be brought in and built above the
ground leaving a large mound somewhere around the home. All of the Raised style
homes (not including the Raised Ranch) give added room inside the roof area and were
designed to give easier
walkouts and less
excavation costs. However, because of the step roof pitch built with rafters instead of
trusses
the Raised style homes can have higher labor costs.
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A Raised Ranch is a single floor house where the garage and
foyer are at the same height but the main floor is approximately 4 foot out of the ground.
This is a good home for higher water table. These homes are also great for living space in the lower level because
of the light coming in from 3 sides of the house. If there's a slop to the property
a walkout is easily accommodated.
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A Raised 1-1/2 Story is a two story house where the garage and
foyer are at the same height but the main floor is approximately 4 foot out of the
ground. A second floor is placed inside the roof with several more bedrooms.
Dormers are placed on the roof to allow light into the bath and/or bedroom areas.
This is a good home for higher water table.
These homes are also great for living space in the lower level because of the light coming
in from 3 sides of the house. If there's a slop to the property a walkout is easily accommodated. All of the
Raised style homes (not including the Raised Ranch) give added room inside the roof area
and were designed to give easier walkouts and
less excavation costs. However, because of the step roof pitch built with rafters instead of
trusses
the Raised style homes can have higher labor costs.
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A Raised Tri-Level is a split level design where the garage and
foyer floors are typically at the same height as the main floor. However, there are
designs where the garage is at the same height as the lower level and the main floor and
foyer are approximately 4 foot above. A second level is placed off to one side
approximately 4 foot above the main floor to accommodate the bedroom area. However,
unlike a typical Tri-Level home there's a third level over the main floor and placed in
the roof with several more bedrooms, a Master Suite or Rec. Room. Dormers are
placed on the roof to allow light into the third level area. This is a good home for
higher water table. These homes are
also great for living space in the lower level because of the light coming in from 3 sides
of the house. If there's a slop to the property a walkout is easily accommodated. All of the
Raised style homes (not including the Raised Ranch) give added room inside the roof area
and were designed to give easier walkouts and
less excavation costs. However, because of the step roof pitch built with rafters instead of
trusses
the Raised style homes can have higher labor costs.
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A 1-1/2 Story is a two story house where the garage and
foyer floors are at the same height as the main floor and the second floor is placed
inside the roof area. The 1-1/2 Story home has several options... If the water table is low and the land is flat you
can put the foundation in the ground 6 to 7 foot, this will require little to no fill
sand. If you want to raise the home out of the ground 3 - 4 foot you can get daylight windows in the lower level
but will require fill sand to be brought in. Lots with a slope to the rear of the
property are best suited for daylight or walkout lower levels. However, if your property is flat and you would like daylight windows
in the lower level you may want to look at the Raised
1-1/2 Story designs.
_______________________________________________
A Tri-Level is a split level design where the garage and foyer
floors are typically at the same height as the main floor. However, there are
designs where the garage is at the same height as the lower level and the main floor and
foyer are approximately 4 foot above. From the front elevation the stairs comes from the
level of the drive way and goes to a landing at the main floor level. A second level
is placed off to one side approximately 4 foot above the main floor to accommodate the
bedroom area. The Tri-Level home has several options... If the water table is low and the land is flat you
can put the foundation under the main floor area in the ground 6 to 7 foot, this will
require little to no fill sand. Because of the split level design and depending on
if the garage is at the lower level or main floor level you can have daylight or
walkout under the bedroom area.
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A Two Story has the garage and foyer floor at the same
height as the main floor and the second floor is placed on top of the main floor.
The Two Story home has several options... If the water table is low and the land is flat you
can put the foundation in the ground 6 to 7 foot, this will require little to no fill
sand. If you want to raise the home out of the ground 3 - 4 foot you can get daylight windows in the lower level
but will require fill sand to be brought in. Lots with a slope to the rear of the
property are best suited for daylight or walkout lower levels. However, if your property is flat and you would like daylight windows
in the lower level you may want to look at the Raised
1-1/2 Story designs.
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