Posts: 2,657
Threads: 43
Joined: Sep 2006
I'm not the expert but I believe an altered version of post n pier is still used. Shearwalls are now used, probably must be poured. Almost like a stemwall construction or a cross between post n pier and stemwall.
This info is probably incorrect so wait a bit and get the correct scoop.
A little research reveals I was way off base. I do believe shear walls are required now. They basically serve as a concrete reinforcement to the post and pier. Stem walls can need reinforcement also and are not related to shear walls, although there can be some visual similarities.
http://www.uhh.hawaii.edu/~nat_haz/earth...ecting.php
S. FL Islander to be
Edited by - oink on 10/03/2006 15:51:00
Pua`a
S. FL
Big Islander to be.
Posts: 254
Threads: 14
Joined: Feb 2006
Why post and pier? Offhand I can offer a couple of reasons: Easy access to all mechanical systems (have you ever tried to move a bath or a toilet in a slab based house?) and more importantly in the tropics for good air flow and cooling. An easy variant of true post and pier would be to construct a poured perimeter foundation, then elevate the structure above it for the above stated reasons. My Cal townhouse is built that way, and it's a joy to be able to do maintenance without having to jackhammer the slab!
Posts: 1,679
Threads: 203
Joined: Dec 2005
When I was framing our house, my friend Jerry came over to help me with it. He is a retired contractor from Oregon and they have gotten so crazy there that it is making building a home to expensive for many. Just the footings alone for a one story home are as big as what used to be used for a two-story home. He said it has gotten so crazy due to the fact that nobody wants to take the responsibility for a failure under any circumstance. I guess that is because of the over population of lawyers looking for an income. Please don’t email me about that comment. It is mine and you can’t change it
Sorry about the long rambling!
Royall
What goes around comes around!
Edited by - Royall on 10/03/2006 15:47:29
Posts: 4,533
Threads: 241
Joined: Jan 2006
No offense taken Rob! I forgot for a second the difference between cost and safety ... and which one was more important!!
-Cat
Catherine Dumond
Blue Water Project Management
808 217-7578
http://bluewaterpm.125mb.com/index.html
"We help make building your dream home a reality"
Posts: 208
Threads: 6
Joined: Oct 2004
This has gotten a little off track as to what I was asking. I don’t think I included enough information for you folks to give an opinion and/or answer.
Basically, we have received our “Stamped” House plan. The design is to 1997 Code (our request). We don’t plan to build for approx 1 ½ to 2 years.
We were wondering when is the right time to submit the plans to the County. The County says the Permit is good for 120 days to start the project. We’ve heard what is normally done is for the plans to be submitted and then start the project when time allows.
With that said, any and all input will be greatly appreciated!
David D
“I don’t do quotes.” By David D
P.S.: I honestly believe the 1997 Code to more than adequate for a minimum standard and would hate to see more “advanced” building code be instituted. For wiggle room, I will say that I am not an expert.
Posts: 942
Threads: 17
Joined: Aug 2005
The County is trying to be a little more stringent in enforcing their rules. If you are not planning to build for 1 1/2 to 2 years, you may want to consider having the plans revised to meet the 2006 codes (if we find out that they are definitely going that way) and submit the plans/permits when you are within six months or so of building (allowing time for the permits to be processed). Since your timeframe is fairly long, I'd wait until we know if the codes are going to be updated and then make your decision at that time.
John Dirgo, RA, ABR, e-PRO
Island Trust Properties, LLC
808-987-9243 cell
http://www.hawaiirealproperty.com
Posts: 4,533
Threads: 241
Joined: Jan 2006
John - you are right on there... But that said, I havent seen them enforcing the 120 day rule... and there seems to be no definition of what constitutes work being done......
Has anyone had a bad experience with the 120 day clause?
Catherine Dumond
Blue Water Project Management
808 217-7578
http://bluewaterpm.125mb.com/index.html
"We help make building your dream home a reality"
