What makes a durable house?
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Hohn
Well-known member
This is because the housing market prices homes like they are commodity. There's almost zero reward in the market for using the best possible materials and techniques with the best craftsman. The builder can spend all the money to do everything right and in the end? He will have a house priced as if it was built with the same de minimis approach most major developers use.
Frankly, it's the realtors and other gatekeepers in the market that cause this "commoditization" of homes. And it means the thrown together pile of junk goes for the same price as a premium home with best materials and craftsmanship, just because they have the same "comps" in terms of size, BR, baths, etc.
Hohn
Well-known member
I enjoy Matt Risinger's "Build" videos, but this one I could not agree with. The point being made is that a well built house -- a 100+ year house -- must have 3 things: 1) water mitigation, 2) HVAC in the conditioned space, and 3) control air infiltration.
3 Non-Negotiables For A Well Built House
3 Non-Negotiables For A Well Built Housebuildshownetwork.com
I disagree on their importance, but I'm curious what y 'all think. I believe that the 100 year old house is; 1) built and engineered strong with top components and quality craftsmanship. Water mitigation would be central to this, such as in basements, roofing, gutters, etc. This is particularly true if environmental elements continue to increase in severity. 2) Adaptability and flexibility. In 100 years the HVAC and electrical and other systems will change. Can the house keep up? I shudder to think about closed cell foam adaptability. Homes will be remodeled, so will they be easy to modify from a design standpoint? Central to this is timeless design. Houses build 1-200 years ago that are still in use are 'timeless'. 3) User friendliness and cost effectiveness. Can the house be repaired by the homeowner, can the systems be easily and reliably fixed by most professionals, or are the system so complex and over the top that only the richest folks can afford to keep them up? A "This Old House" from a couple of years ago had an HVAC system so complex that it required an addition to the basement be built. Who can afford to replace that when the time comes?
What are your top 3?
Want a house to last forever?
1) Follow Lstiburek's advice about the "500 year" wall.
2) Zero cellulose materials anywhere.
Paper and wood rot. Steel an an enclosed conditioned space is essentially a forever material.
billconner
Well-known member
"durable" may have different meanings. Masonry is perhaps more durable than wood, but wood buildings can last and be usable for a long time because they are easily repaired, adapted, modified, and updated. All that is harder and more expensive - a definite deterrent - if masonry or steel.
"How Buildings Learn" is a good read. I've been in MIT building 20 (where I think radar was invented in WW II) and it's a example in the book, and it becomes clear how the ability of a building to "learn" adds to its longevity.
"How Buildings Learn" is a good read. I've been in MIT building 20 (where I think radar was invented in WW II) and it's a example in the book, and it becomes clear how the ability of a building to "learn" adds to its longevity.
Bottom floors are 850 years old and top ones 650 so durability not in question. You just need to trim legs on furniture to use it.I don't know if I'd trust the Romans to build stuff.
Also to set the record straight: it was built by Tuscans, not Romans.
dcg9381
Well-known member
It is.
Know how many homes I've seen torn down due to premium location and not much to do with their construction quality? Quite a few.
Should you and I really be designing homes for longer than we'll possibly live in them? Meh.
My 2000 build house has a heat pump in the attic (unconditioned space) for the second floor. It has always really bugged me but I don't see a good solution at this point. Yes, could spray foam the underside of the roof sheathing and seal off the master bedroom area which is basically inaccessible. I'm not doing any of that myself!!
gtae07
Well-known member
All these old homes built with the finest materials and craftsmanship... where do you think the people that built them lived? Not the guy with the checkbook, the guys with the saws and hammers and chisels...
Modern commodity-built houses are built that way because it's the only way they can meet demand for single-family housing.
Modern commodity-built houses are built that way because it's the only way they can meet demand for single-family housing.
Most people don't care about premium materials and fine craftsmanship. They want a dry, warm (or cool) roof over their head with running water and electricity, and space for their family and activities. Fine craftsmanship and premium materials are great but once you get to a basic standard of code and performance they are of little value to most people.